Commercial-in-Confidence
Report No. 14327.R02revB
August 2007
EAST PILGRIM STREET (PHASE II),
NEWCASTLE-UPON-TYNE
PHASE II CONDITION APPRAISAL AND CONSERVATION STATEMENT
FOR EAST PILGRIM STREET, NEWCASTLE-UPON-TYNE
Newcastle City Council
Civic Centre,
Newcastle-Upon-Tyne,
NE1 8PH
Commercial-in-Confidence
EAST PILGRIM STREET (PHASE II), NEWCASTLE UPON TYNE
PHASE II CONDITION APPRAISAL AND CONSERVATION STATEMENT
FOR EAST PILGRIM STREET, NEWCASTLE-UPON-TYNE
CONTROLLED DOCUMENT
14327.R02revB
Gifford No:
Status:
Copy No:
Final for Issue
Name
Prepared by:
John Brown
Checked:
Phil Emery
Gifford Approved:
Gerald Wait
Revision Record
Rev.
Date
By
A
29/08/07
JB
B
18/09/07
JB
Newcastle City Council
Civic Centre,
Newcastle-Upon-Tyne,
NE1 8PH
Summary of Changes
Chkd
Aprvd
Alterations to Figures. Typographic errors corrected
PAE
GW
Alterations to Figures. Typographic errors corrected
PAE
PAE
Gifford
Bankside Studios
76-80 Southwark St
London
SE1 0PN
EAST PILGRIM STREET (PHASE II),
NEWCASTLE-UPON-TYNE
PHASE II CONDITION APPRAISAL AND CONSERVATION STATEMENT
FOR EAST PILGRIM STREET, NEWCASTLE-UPON-TYNE
CONTENTS
Page
1.
INTRODUCTION
1
2.
HISTORICAL BACKGROUND
5
3.
METHODOLOGY
6
4.
CONDITION APPRAISAL
7
5.
ASSESSMENT OF SIGNIFICANCE
10
6.
THE BUILDINGS
19
7.
CONCLUSIONS AND RECOMMENDATIONS
54
8.
BIBLIOGRAPHY
56
9.
APPENDIX 1 – PLANNING POLICY
58
Figures and Tables
Fig. 1: Study Area Location ........................................................................................................... 4
Fig. 2: Spatial Analysis of Buildings At Risk Priority Grades for Phase I and 2 ............................ 9
Fig: 3: English Heritage Values for Assessing Significance ………………………………………..11
Fig.4: Spatial Analysis of Significance Ratings for buildings within the Study Area……………...51
Table 1: HER Records within the Study Area ............................................................................... 3
Table 2: Assessment Criteria for East Pilgrim Street .................................................................. 12
Table 3: Value Indicator System……………………………………………………………………….49
Table 4: First-Past-The-Post Significance Rating ....................................................................... 50
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page i
Gifford
Report No. 14327.R02RevB
1
Introduction
1.1
Background / Non-Technical Summary
1.1.1
In March 2007 Newcastle City Council commissioned Gifford to undertake a condition
appraisal and conservation statement for a number of buildings within the East Pilgrim Street
Regeneration Area (Gifford 2007; referred to in this report as East Pilgrim Street Phase I).
This first report focused mainly on buildings along the western edge of the Regeneration
Area. In July 2007, Gifford were commissioned to undertake an assessment (referred to as
East Pilgrim Street Phase II) of a second group of buildings located mainly in the east of the
Regeneration Area. The buildings covered in Phase II are:
•
•
•
•
•
•
•
1.1.2
The Laing Art Gallery
6,7,8 Higham Place
John Dobson House/Oxford Galleries (Listed as Tiffany’s Club, formerly Oxford
Galleries)
Portland House (Listed as Broadcasting House)
Carliol Square buildings – Sunco House, Image House, Telephone House
Enigma Public House (Formerly Wilders)
Former Bank of England
The purposes of the report are:
•
To present a condition survey of the above buildings based on English Heritage criteria for
the Buildings At Risk Register. This survey is based on visual observation only and does not
represent a structural survey. The purpose of the survey was to identify any ‘Buildings at
Risk’ in line with English Heritage guidance.
•
A Rapid Assessment of the significance of the buildings, and any constraints or opportunities
pertaining to their continued use/survival.
1.1.3
To present a conservation statement assessing the buildings’ significance, vulnerability and
potential as heritage assets in light of English Heritage Conservation Principles 2nd draft
consultation paper (English Heritage 2007).
1.1.4
The buildings covered in this report were considered as part of the assessment of the
heritage resource of the East Pilgrim Street Regeneration Area. This will help to inform the
council’s decisions regarding the retention, alteration or replacement of existing buildings
within the East Pilgrim Street Regeneration Area.
1.1.5
This report is comprised of:
•
A condition survey of the buildings, based on English Heritage criteria for the Buildings at
Risk Register. This survey is based on visual observation only and does not represent a
structural survey of the type undertaken by a qualified structural engineer.
Recommendations will be made for the preservation of the buildings and whether they
should be considered for inclusion in the Newcastle City Council Buildings at Risk Register.
The inclusion of any of the buildings on the Register highlights their vulnerability, the scale of
maintenance issues and helps to maintain focus on those buildings most in need of care.
This register includes grade II listed buildings and unlisted buildings within conservation
areas.
•
Assessment of significance of the buildings, their vulnerabilities and potential, and possible
actions to be undertaken to mitigate any further loss to the heritage asset, in the form of a
gazetteer, with a description, assessment, and conservation statement for each building. The
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
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Report No. 14327.R02RevB
buildings will also be considered as a group, and their significance relative to one another
will be assessed.
1.2
Townscape and Setting
1.2.1
East Pilgrim Street is located in the east side of the centre of Newcastle-upon-Tyne at NGR
NZ250643. The buildings for discussion are located along the east side of Pilgrim Street
(The former Bank of England), Carliol Square to the east, and the Blue Carpet
square/Higham Place to the north. These streets form part of the south-west section of the
East Pilgrim Street Regeneration Area, and the significant part of the eastern and south­
eastern sections, as defined in the East Pilgrim Street Area Paper (Newcastle City Council
2006a) and will be referred to collectively as the ‘Study Area’ (fig 1).
1.2.2
This area of Newcastle lies on the north side of the River Tyne valley on a slope that falls to
the south and to the east. The geology of the area includes Westphalian coal measures of
the Upper Carboniferous period, overlain by drift deposits of Tyne and Wear Complex
laminated clay and Durham boulder clay of the Late Devensian period.
1.2.3
Local Building Materials include sandstone, used for the construction of the medieval city,
including the Castle and town walls. Local sandstones continued to be used for detailing on
post-medieval brick-faced buildings constructed in the urban vernacular of the 17th, 18th and
19th centuries. Silty Clays were used for local production of bricks, although from the
late18th century ‘London Stock’ bricks were also used, very likely brought up as return cargo
by coal ships supplying the Kent, London and Essex brickfields. From the late 19th century,
Fletton type bricks were introduced, and can be seen in the east elevation of the Laing Art
Gallery. From the early 20th-century building stone from further afield was utilised, changing
the appearance of certain areas. Portland stone began to be used in significant buildings
such as Carliol House and the Magistrates’ Court, Police Station and Fire Station on Pilgrim
Street. From the 1960s the predominant construction materials for facades were concrete
and glass, often weathering darkly and with textures showing little sympathy to the
vernacular building materials of the area.
1.3
Designations
1.3.1
Of the nine buildings for discussion, the following are Grade II or Grade II* listed:
•
•
•
•
The Laing Art Gallery, Grade II
6,7,8 Higham Place, Grade II
John Dobson House (listed as Tiffany’s Club; formerly Oxford Galleries), Grade II*
Portland House (listed as Broadcasting House), Grade II
1.3.2
There is one locally listed building – the ‘Enigma’ (formerly Wilders) public house, within the
Study Area opposite Carliol Square.
1.3.3
The remaining buildings that form this survey group are not listed, but are considered to
have some architectural merit.
1.3.4
The area lies to the east of the Central Conservation Area, which bounds it to the west, and
is curtailed by the line of the A167(M) motorway to the south and east.
1.3.5
The Plummer Tower (SAM 32750) is located on Croft Street, to the east side of the area,
with Plummer House (taking the name of the tower) to the west.
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
1.3.6
The Hadrian’s Wall monument is a UNESCO World Heritage Site (10), as well as a SAM,
and its envelope includes part of the urban core of Newcastle. This does not provide any
additional legislative protection to its Scheduled status or for individual buildings within the
area.
1.3.7
The Historic Environment Record sites within the Study Area are listed below, with those
records relating to the buildings which are the focus of the report indicated in bold (source:
Archaeological Services, University of Durham, 2006, Appendix 2 and Figure 16).
Table 1: HER Records within the Study Area
PRN
No
No;
Listing
1553; 21/210
1554
4930
5973; 21/412
5974
5975; 17/309
17/310
17/411
6033;
1833/21/10078
6034
6448
6490
6599
6600
7819
21/379
1833/21/10079
1833/21/10077
Not given
Description
Date
Newcastle Town Wall, Plummer Tower (SAM)
Newcastle Town Wall, curtain wall south of Plummer Tower
New Gaol and House of Correction
New Bridge Street Lying-in Hospital
New Bridge Street Free Library
Laing Art Gallery
Nos. 6,7,8 Higham Place
Tiffany’s Club (west part), New Bridge Street (north side). AKA
John Dobson House/Oxford Galleries
Worswick Street St Andrews RC Church
Medieval
Medieval
Early Modern
Early Modern
Early Modern
Modern
Early Modern
Early Modern
Newcastle Town Wall, Plummer Tower Civil War Bastion
Pilgrim Street Central Police Station, Magistrates Court & Fire
station
Pilgrim Street
Cannon Balls, New Bridge Street
Iron spear head, New Bridge Street
Medieval structures, Pilgrim Street
Plummer House
Worswick Chambers 85-91 Pilgrim Street
93-101 Pilgrim Street (East)
103-109 Pilgrim Street (East)
Post-medieval
Modern
Early Modern
Medieval
Post-medieval
Unknown
Medieval
Modern
Post-medieval
Post-medieval
Post-medieval
1.3.8
The Study Area lies within the City Centre boundary as defined in the City Centre Area
Action Plan (Newcastle City Council 2006b). This also includes the Discovery Quarter to the
south-west. The Study Area forms the majority of the eastern section of The East Pilgrim
Street Regeneration Area as defined in the East Pilgrim Street Area Paper (Op. Cit. 2006a).
1.3.9
The Study Area also lies partially within the City Centre Area of Archaeological Interest.
1.4
Planning Policy
1.4.1
The relevant planning policy that formed the basis of this study is given in Appendix 2. This
includes the National Acts and Guidelines, the Regional policies and the Newcastle City
Council policies.
1.4.2
Initial guidance on the conservation of buildings includes: The Conservation Plan (Kerr
1996), Informed Conservation (Clark 2001) and Guidance on Conservation Area Appraisals
and Guidance on the Management of Conservation Areas (English Heritage, 2006a, 2006b).
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
Study
Area
Scale: grid square = 1km
Study
Area
Reproduced from Ordnance Survey map data by
permission of the Ordnance Survey. Licence No:
100017325
Buildings in Phase II
Buildings in Phase I
Phase II Study Area
Reproduced from Newcastle City Council map original scale 1:2500 @ A0
Fig. 1: Study Area Location
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
2
Historical Background
2.1
The historical background to the East Pilgrim Street Regeneration Area has been previously
addressed in detail in the documents listed in section 3.6. The Study Area is included in the
Area of High Archaeological Interest and from referring to the Supplementary Planning
Document Archaeology and Development (Newcastle City Council 2006c), it is suggested
that should proposals for any development include the removal of elements of the buildings
or excavations for new foundations, appropriate mitigation should be undertaken in
consultation with the City Archaeological Officer.
2.2
The Study Area has been addressed thoroughly in the East Pilgrim Street archaeological
desk-based assessment (Archaeological Services, University of Durham, 2006). The report
has identified areas of high, moderate and low archaeological potential within the Study
Area, based on known archaeological sites and the level of survival of historic deposits (ibid
Fig. 18).
2.3
Factors relevant to the historical development of the East Pilgrim Street Regeneration Area
and specifically to the buildings covered by this report are summarised below:
• The Study Area is partially within the medieval town walls and the buildings of Pilgrim Street
lay to the west of Carliol Croft.
• A number of the buildings fronting the east side of Pilgrim Street are thought to reflect the
position of medieval burghage plots, which were aligned east-west between Pilgrim Street
and Erick Burn.
• Historic maps indicate that the Pilgrim Street frontage was built up by the early 17th century.
• By the late 18th century the burghage plots were further developed with additions or
extensions to the original street frontage. Speculative developments were positioned in
courtyards behind the street frontage, accessed by alleyways, e.g. Bell’s Court and
Wellington Place.
• During the 19th century the area to the east of Erick Burn was built up, with the
establishment of east-west streets including Worswick Street (Worswick Chambers was
constructed at this time). It is thought that the Erick Burn was backfilled, raising the land
level and preserving possible archaeological deposits beneath. Worswick Street and Market
Street East may have preserved deposits below the buildings of burghage plots that were
cleared from their paths, thereby retaining some medieval deposits.
• Large sections of the Town Walls were cleared during the 19th century and clay was dug for
brick making from the Croft Street area in 1824, further reducing the archaeological remains
close to Plummer Tower.
• Cellarage was not applied to every building along Pilgrim Street (ibid Fig. 17) and therefore
archaeological deposits may survive below the current buildings to the south end of the
street.
• From the turn of the century new buildings constructed along Market Street and Worswick
Street reflected the massing and scale of the 19th-century Grainger Town developments
west of Pilgrim Street.
• A major phase of development in the 1920s was precipitated by the construction of the new
Tyne Bridge, including Carliol House and the municipal buildings on the south side of Market
Street East. The construction of the 20th-century buildings’ would have disturbed the belowground deposits given their extensive basements.
• A 1960s development including the construction of the Swan House roundabout and the
motorway affected the setting of the south end of Pilgrim Street. The Bank of England
building would have removed the majority of any archaeological deposits during its
construction.
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
3
Methodology
3.1
An inspection of the buildings was carried out by Gifford Built Heritage specialists between
the 09th and 13th of April 2007. Written observations and digital photography were
undertaken to a standard equivalent to English Heritage building recording Level 1, as
defined in the guidance document Understanding Historic Buildings: A guide to Good
Recording Practice (English Heritage 2006c).
3.2
Data relating to the buildings surveyed was compiled in a database format as part of the site
Archive. Fields included those qualities as noted in the English Heritage guidance (2006c).
3.3
All of the buildings investigated were assessed according to the methodology established for
the English Heritage Buildings at Risk Register (English Heritage 2006d), to identify whether
they would qualify for inclusion in their current condition. The detailed methodology is
presented in Section 4 (Condition Appraisal).
3.4
An assessment of the significance the buildings was undertaken, in relation to the following
criteria:
•
•
•
•
•
•
•
•
•
the building’s designation
the current condition externally (as a measure of social/perceived value)
the current condition internally (as a measure of social/perceived value)
materials of note and construction techniques
the historical context
the building’s contribution to the streetscape
views to and from the building
the potential for reuse
the community association with the building
3.5
A detailed discussion of the methodology, and how the criteria relate to the English Heritage
Conservation Principles consultation paper (English Heritage 2007), are presented in section
5 (Assessment of Significance).
3.6
The documentary sources included previous reports written on the Study Area and those
consulted for this report include:
• Archaeological Services, (2006)
East Pilgrim Street, Newcastle upon Tyne –
archaeological desk-based assessment and photographic record University of Durham
• Levrant S, (2006a) Pilgrim Street Newcastle Upon Tyne – Historical Assessment
Heritage-Architecture LTD
• Turley Associates, (2006) Pilgrim Street Newcastle Upon Tyne – Urban Analysis
• Levrant S, (Draft 2, 2006b) The Carliol House, Market Street and East Pilgrim Street,
Newcastle – Significance Appraisal Heritage-Architecture LTD
• Levrant S, (Draft 2, 2006c) The Fire Station Building, East Pilgrim Street, Newcastle –
Significance Appraisal Heritage-Architecture Ltd
• GVA Lamb and Edge (2007) Worswick Chambers, Worswick Street, Newcastle –
Summary of Proposed Works.
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
3.7
4
The buildings are discussed in the form of a gazetteer (Section 6), which includes individual
sections on the buildings’ English Heritage Level 1 description, Condition Appraisal,
Assessment of Significance, and Conservation Statement/Statement of Significance. The
individual buildings section is followed by a general consideration of the area, and issues
raised by the statutory designation of some of the buildings.
Condition Appraisal
4.1
The Newcastle Buildings at Risk Register
4.1.1
The Buildings at Risk Register was established by English Heritage, in the form of a national
list. The Newcastle City Council register includes all grade II listed buildings of the City
deemed to be at risk, and is regularly updated. The register is currently being reviewed and
will include unlisted buildings of architectural or historic interest within Conservation Areas.
4.1.2
The criteria for the register are established by English Heritage (2006d) and are based on
the condition of the building, the occupancy and the ownership. From these, the priority of
attention is given, to draw attention to those buildings in most need of assistance. The
buildings of this report were rated, based on the visual inspections carried out and the details
of occupancy and ownership and do not purport to represent the judgements of English
Heritage or the Local Council. Non-listed buildings included in the report were also given a
rating for comparative purposes.
4.1.3
The levels of the conditions of the buildings include:
Very Bad structural failure or clear signs of instability, loss of significant areas of roof
covering, leading to major deterioration of the interior, major fire damage or other
disaster affecting the interior.
Bad deterioration of masonry, leaking roof or rainwater goods, rot outbreaks internally,
deterioration internally, fire or other damage affecting part of the building.
Fair structurally sound but in need of minor repair or signs of lack of general
maintenance.
Good structurally sound, weathertight, no significant repairs needed.
4.1.4
The levels of occupancy of buildings include: vacant or unknown, part-occupied and
occupied. This also considers the likelihood of future occupancy.
4.1.5
Taking into account the criteria of condition and occupancy, the levels for the priority of
immediacy of action are:
A Immediate risk of further rapid deterioration or loss of fabric; no solution agreed.
B Immediate risk of further rapid deterioration or loss of fabric; solution agreed but not
yet implemented.
C Slow decay; no solution agreed.
D Slow decay; solution agreed but not yet implemented.
E Under repair or in fair to good repair, but no user identified; or under threat of
vacancy with no obvious new user (applied only to buildings capable of beneficial use).
F Repair scheme in progress and (where applicable) end use or user identified;
functionally redundant buildings with new use agreed but not yet implemented.
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Report No. 14327.R02RevB
4.2
Priority Grades - summary
4.2.1
Using the above criteria, the priority grades for the buildings assessed in this report are
summarised below. Grades and ratings for condition and occupancy, as well as priority
grade, are presented in the individual sections for each building (section 6):
•
•
•
•
•
•
•
•
•
The Laing Art Gallery – Not at Risk or F based on its condition, occupancy and future
use.
6,7,8 Higham Place – Not at Risk or F based on their condition, ownership or occupancy
and apparently recent repairs/maintenance.
John Dobson House/Oxford Galleries (Listed as Tiffany’s Club, formerly Oxford Galleries)
– C or E, based on their condition (cumulative small impacts on fabric), and unknown level
of maintenance, and uncertain future occupancy/ownership.
Portland House (listed as Broadcasting House) – Not at Risk or F, based on condition,
current occupancy and future use (Part of designated building thought to be demolished is
indicated as Priority A on Fig. 2).
Telephone House – Not at Risk or F, based on apparently reasonable levels of
maintenance and fairly certain future ownership.
Image House - E, based on state of good repair, but uncertain future
ownership/occupancy.
Sunco House – C or D, based on slow level of decay and uncertain maintenance or future
ownership.
Enigma Public House - E, based on a state of fair repair, but potential vulnerability to
redevelopment and uncertain future occupancy/ownership.
The Former Bank of England - A, based on targeted illegal salvage, lack of occupancy
and uncertain future
4.3
Condition of the Buildings - summary
4.3.1
The majority of the buildings assessed in this report are either partly or wholly occupied. In
comparison to buildings assessed in Phase I, it is apparent that the generally good condition
of the buildings has been sustained by continued long-term occupancy. In contrast, the
vacancy of the Former Bank of England has led to opportunities for illegal salvage activity
and damage and the threat of more rapid decay through rainwater ingress via forced entry
points. However, it is worth noting that there is a level of slow deterioration in buildings such
as Sunco House, which have been subdivided and leased in sections. While the interiors
observed (in limited areas) indicated the building was well-maintained internally, the external
facades were in need of some cleaning and maintenance.
4.3.2
Recommendations: Some of the buildings in this group are clearly well-valued and wellmaintained. Other buildings, such as John Dobson House/Oxford Galleries (Tiffany’s Club),
and Sunco House, have suffered from slightly adverse impacts to facades etc. as a result of
replacement signage, partially the result of changes in occupancy, or division into multiple
occupancies. Some consideration needs to be given to the treatment of John Dobson House
and the Oxford Galleries in relation to cumulative damage to the façade caused by
replacement signage, and blacking-out and painting shut of sash windows, both resulting
from its recent use as a nightclub. As with buildings in Phase I, rainwater ingress through
non-maintained areas, especially where buildings are partially or fully vacant, will cause
further problems.
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
N
Key:
Study Area
Priority A
Priority D
Priority B
Priority E
Priority C
Priority F
Not at Risk
Priority ratings that show a variation between grades are indicated by two-tone vertical hatching
Priority ratings for Phase I Buildings are provided for comparison
Fig. 2: Spatial Analysis of Building At Risk Priority Grades for Phase I and Phase II
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
4.4
Occupancy and ownership - summary
4.4.1
The buildings of the Study Area and those neighbouring have a variety of owners, reflecting
disparate uses for the buildings. Buildings such as the Laing, Telephone House and Portland
House (listed as Broadcasting House), have benefited from current or previous ownership or
leasing by bodies that have a public duty or responsibility (the Tyne and Wear Museums
Service, British Telecom, and the BBC respectively), and appear to have been kept in good
repair as a result (Portland House is now occupied by the Newcastle Building Society).
Similarly, the specialist independent companies leasing Sunco House and Image House
have evidently maintained individual areas, although the exteriors have not been maintained.
This is possibly the result of general malaise in the area, in the sense that decay breeds
decay.
4.4.2
Recommendations:
Freeholders for Sunco House and Image House should be
encouraged to recognise the potential of the existing buildings and their possible benefits to
future regeneration. Responsibilities for the upkeep of common parts (e.g. Party Walls)
should be explicitly understood by respective owners if the condition of the buildings is to be
sustained in the long-term. Advice on this matter could be sought from Newcastle City
Council.
4.4.3
If the Study Area is to provide a greater draw to pedestrians, improvements to the general
condition of the streetscape must be effected and buildings need to be maintained externally
as well as internally. A more regular maintenance programme for large buildings such as
Sunco House would improve the streetscape, but also provide more attractive rentable
accommodation for smaller companies. Other area improvements such street cleaning,
lighting, CCTV, and tree-planting, would encourage circulation to the edges of the area,
which are currently run-down and unattractive. The Blue Carpet group of buildings has a
high historical value, and dissemination of information to local interest groups or libraries and
open days could raise the profile of the buildings and engage the local community more fully
within the heritage amenities of the area. The removal of intrusive elements could greatly
improve the cohesion between those buildings whose retention is desired (e.g. the sight lines
between John Dobson House/Oxford Galleries (Tiffany’s Club) and the Laing could be
restored by the removal of Higham House). The high level walkways in this area need to be
made more conducive as a means of access.
5
Assessment of Significance
The Methodology for the rapid assessment of significance of buildings in the East Pilgrim
Street Regeneration Area was set out in the report on Phase I (Gifford 2007), and is repeated
here.
5.1
Assessment Criteria
5.1.1
Nine criteria for assessment were used by Gifford’s Historic Buildings Specialists, based on
established methods relating to English Heritage guidance on Conservation Area appraisals,
and approaches to informed conservation. The recent publication of English Heritage’s
nd
Conservation Principles 2 draft consultation paper (English Heritage 2007) merited an
examination of the Gifford assessment criteria in light of the new approaches proposed.
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
5.1.2
The Gifford criteria selected for assessing significance can be related to the respective
buildings’ identified ‘heritage values’ as defined in English Heritage’s ‘Conservation
Principles’ 2nd draft consultation paper (2007). This values-based approach to assessing
significance does not purport to be comprehensive, but is designed to allow the significance
of heritage assets to be understood more holistically (Fig. 2). However, while this approach
is useful to ensure that the values relating to an asset’s significance are identified, they still
need to be related to the fabric of the asset. In practical terms, a feature of the heritage asset
will usually encompass more than one of the value groups devised in Conservation
Principles. A building’s façade may exhibit Aesthetic values (design, artless beauty,
architectural values), but it may also exhibit Evidential values (archaeological phases),
Historical values (illustrative or associational values), or Commemorative values (e.g. a
stained-glass church window). Table 2 shows the relationship of the Gifford assessment
criteria to the values-based system presented in Conservation Principles.
Fig. 3: English Heritage Values for Assessing Significance
5.1.3
Each of the nine Gifford Assessment Criteria embodies a specific range of the English
Heritage significance values defined in Fig. 2. The presence or absence, relative strength,
and balance of these values are reflected in the Significance Rating for individual criterion
(Table 2). An indication of how the Gifford assessment criteria relate to English Heritage
significance values is presented in Section 5.3 (Expansion of Assessment Criteria).
5.1.4
Further Gifford assessment criteria would embody other English Heritage significance
values, such as the commemorative or spiritual (for cemeteries, memorials, places of
worship etc.), or ecological/environmental values (e.g. the building may be a nesting site for
rare bird species). These are absent from the Gifford criteria selected for the assessment
process, as they were not identified during the fieldwork period, and they were not
considered relevant to the buildings covered by this report.
East Pilgrim Street Newcastle (Phase II)
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5.1.5
The presentation of the Significance Ratings for each of the assessment criteria in Section 6
of this report supports, in effect, the statement of significance for the individual buildings.
Assessment Criteria
Table 2: Assessment Criteria for East Pilgrim Street
Significance Rating
Value
EH ‘Conservation Principles’ values
Indicators
represented
Designation (National) (D)
Very Low to International*
0,1,2,3,4,5,6,7
Evidential - Cultural Value
Historical - Illustrative Value
Historical - Associational Value
Aesthetic - Design Value
Aesthetic - Sublime Value
Aesthetic - Artistic Value
Communal - Social Value
Communal - Commemorative Value
Communal - Symbolic Value
Condition External (CE)
Very Low to Very High**
-2 , -1, (0), 1, 2
Communal - Social Value
(Also Economic - Instrumental)
(Also Setting and context)
Condition Internal (CI)
Very Low to Very High**
-2 , -1, (0), 1, 2
Communal - Social Value
(Also Economic - Instrumental)
(Also Setting and Context)
Materials/Techniques (M)
Very Low to Very High
-2, -1, 0, 1, 2
Aesthetic - Design Value
Aesthetic - Architectural Value
Aesthetic - Artistic Value
Historical - Illustrative Value
Evidential - Cultural Value
Historical context (H)
Very Low to Very High
-2, -1, 0, 1, 2
Evidential - Cultural Value
Historical - Illustrative Value
Historical - Associational Value
Communal - Commemorative Value
Communal - Social Value
Contribution to
Streetscape (S)
Very Low to Very High
-2, -1, 0, 1, 2
Aesthetic - Design Value
Aesthetic - Sublime Value
Communal - Social Value
Evidential - Cultural Value
Views (V)
Very Low to Very High
-2, -1, 0, 1, 2
Aesthetic - Design Value
Aesthetic - Artless Beauty
Aesthetic - Sublime Value
Reuse Potential (R)
Very Low to Very High
-2, -1, 0, 1, 2
Communal - Social Value
Aesthetic - Design Value
(Also Economic - Instrumental)
Community Association
(CA)
Very Low to Very High
-2, -1, 0, 1, 2
Communal - Social Value
Communal - Commemorative Value
Communal - Symbolic Value
Aesthetic - Sublime Value
*, ** Refer to Section 5.3 for explanation of weighted Value Indicators
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5.2
Value Indicator scoring system
5.2.1
As an analytical tool, numerical scores, or Value indicators, were attributed to the
Significance Ratings for each of the nine assessment criteria, with sum totals calculated.
The Overall Significance Rating of each building (Very High to Very Low) was determined
using the following scoring range:
Total Value Indicator
A score of -9 or less
A score of -8 to -2
A score of -1 to 5
A score of 6 to 12
A score of 13 or above
Overall Significance Rating
Very Low
Low
Moderate
High
Very High
5.2.2
Scores were assigned independently for each of the criteria by two specialists from the
Gifford Built Heritage Team, and were aggregated to produce a single result, included in
Table 3.
5.3
Expansion of Assessment Criteria
National Designation (D)*
D Significance
Rating
Very Low
D Value
Indicator
0
Local List - May exhibit one or more of Evidential, Historical, Aesthetic
values.
Low
1
Cons Area - Usually exhibits Aesthetic and Historical values, possibly
Evidential values.
Low
2
Moderate
3
High
4
G1 Listed - Exhibits a wide range of all four ‘high level’ values.
Very High
5
Scheduled Ancient Monument - As above but scores more highly due to
precedence in statutory protocol.
Very High
6
World Heritage Site - Exhibits a wide range of all four ‘high level’ values
to an extent that transcends cultural and national interest and appeals to
‘global values’.
International
7
None - No values previously identified.
G2 Listed - Usually exhibits combination of Aesthetic, Historical and
Evidential values and may also exhibit Communal values.
G2* Listed - Usually exhibits all four ‘high level’ values.
*Any building that has some form of statuary protection (e.g. listed building) or recognition within the planning
system (e.g. local listing) is considered to have some measure of significance. In this instance the national level
of significance was considered, with Significance Ratings based on those used in the Design Manual for Roads
and Bridges (DMRB). Local and regional weighting may be applicable in more in-depth assessments, where
there is a greater understanding of the heritage asset(s) in these contexts. In such cases the Significance
Rating may be increased by one degree for regional, and two degrees for local (e.g. GII listed building =
Moderate 3 points, regional 4 points, local 5 points).
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Condition External (CE)**
Example scenarios
Very Poor - implies very little concern for the building (except where
evidence for repairs is evident). Very low social value.
CE Significance
Rating
Very Low
CE Value
Indicator
-2
Poor - Implies disinterest for the building (except where evidence for
repairs is evident). Low social value.
Low
-1
Balancing score – applied only if evidence for repair of poor areas is
present (implies new owners/occupiers value building previously
undervalued).
Moderate
0
Fair - Implies reasonable interest in building, actively managed and
valued. High social value.
High
1
Very High
2
Condition Internal (CI)**
Example scenarios
Very Poor - implies very little concern for the building (except where
evidence for repairs is evident). Very low social value.
CI Significance
Rating
Very Low
CI Value
Indicator
-2
Poor - Implies disinterest for the building (except where evidence for
repairs is evident). Low social value.
Low
-1
Balancing score – applied only if evidence for repair of poor areas is
present (implies new owners/occupiers value building previously
undervalued).
Moderate
0
Fair - Implies reasonable interest in building, actively managed and
valued. High social value.
High
1
Very High
2
Good - Implies great interest and pride in building, very well cared for
and valued. Very high social value.
Good - Implies great interest and pride in building, very well cared for
and valued. Very high social value.
**Condition is not used as a Value Indicator relating to the ‘state of repair’, which should not be used
to assess the intrinsic significance of a heritage asset (DCLG Circular 01/2007, Revisions to Principles
of Selection For Listing Buildings PPg15, section 6:16), but rather as a way to gauge the sense of
value placed on the asset by the general public, which may include important stakeholders such as
occupiers or owners. For the purposes of rapid assessment where there may be little or no time to
receive feedback from stakeholders and general public, these criteria reflect concepts such as ‘an
object cared for is an object loved’ or ‘house-proud’. They are weighted to reflect the English Heritage
Building at Risk Grading System; no moderate (0) score is given as the building’s condition is either
beneficial or detrimental to its perceived significance. The exception to this occurs where a building is
in poor condition but under repair, and the value indicator should be balanced accordingly to reflect
obvious interest from the owner/occupier. In some instances, buildings may be seen to have fair or
good internal condition, but poor or very poor external condition; this may reflect a degree of value
placed on the building by owners/occupiers, who may not be able to afford (or have the right to)
undertake external repair (e.g. low income in historic housing; shared freehold or tenancy occupation).
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Materials/Techniques (M)
Example scenarios
No concern given to use of traditional materials or techniques, materials
used clash with local materials/vernacular design. Very low Aesthetic
values.
M Significance
Rating
Very Low
M Value
Indicator
-2
Low
-1
Non-local materials used sympathetically, 'pastiche', traditional materials
used appropriately but with poor detailing, Some Aesthetic values,
possibly some Historical and Evidential values.
Moderate
0
Traditional Materials/Techniques used appropriately, non-local materials
used in sympathetic contrast to local materials to create well-balanced
variation in streetscape; early examples of technology/application of new
materials. Both Aesthetic and Evidential/Historic values.
High
1
Traditional materials used to highest standard (picture postcard);
matching of new and old materials like for like, use of non-local materials
in signature buildings of very high quality); ‘First instance’ use of
technology/application of new materials. Wide range of Aesthetic,
Historic, and Evidential values.
Very High
2
Historical Context (H)
Example scenarios
Intrusive to area, no historical association, removal or massive truncation
of any earlier remains/archaeology. Very low Historical or Evidential
values.
H Significance
Rating
Very Low
H Value
Indicator
-2
Alteration of historic plot size/ partial removal of historic fabric/truncation
of archaeological remains. Low Historical or Evidential values.
Low
-1
Limited impact on historic building plot/ building fabric or below-ground
remains. Historical values and possibly some Evidential or Communal
values.
Moderate
0
Good survival of features relating to historic plot size, fabric, limited
truncation of earlier remains, some association with historic figure
(prominent architect, visited by royalty etc.). Combination of Evidential,
Historical and Communal values.
High
1
Strong association with earlier historic development (Fossilized building
plots, surviving fabric) and potential for archaeological remains (APZ)
strongly associated with historic figure (birthplace etc.) Wide range of
Evidential, Historical and Communal values.
Very High
2
Traditional Materials/Techniques not used appropriately, poor repairs,
unsympathetic colour schemes. Some low Aesthetic values.
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Contribution to Streetscape (S)
Example scenarios
Intrusive in style and material, no relation to grain of building stock,
‘eyesore’. Very low Aesthetic values.
S Significance
Rating
Very Low
S Value
Indicator
-2
Low
-1
Limited contribution to streetscape (building of similar mass, materials but
no distinguishing architectural features, modern pastiche). Some
Aesthetic values but limited Communal or Evidential values.
Moderate
0
Matches grain of other buildings, contributes to coherency of streetscape
(terrace houses in similar materials). Local landmark. High Aesthetic
values and some Evidential/Communal values.
High
1
Signature building and/or focal point, 'mass fulcrum' (provides link
between small and large building mass) nationally famous landmark.
Wide range of Aesthetic, Communal and Evidential values.
Very High
2
Views (V)
Example scenarios
Blocks historically designed vistas, or views of significant landscape
features. Intrudes on protected views. Very low Aesthetic values.
V Quality
Very Low
V Value
Indicator
-2
Low
-1
Moderate
0
High
1
Very High
2
R Significance
Rating
Very Low
R Value
Indicator
-2
Low
-1
Condition or layout of building allows economically viable possibility of
reuse particularly in relation to original function (restored residential
buildings). Some Social and Design values.
Moderate
0
Condition or layout of building is amenable to reuse or alteration of use
(flat conversion, change of office use). High Social and Design values.
High
1
Very High
2
Intrusive in either style or material, poor relation to grain of streetscape,
cluttered details or poor repair detracting from streetscape). Low
Aesthetic values.
Interrupts but does not block the above. Low Aesthetic values.
Does not impact on the above. Some Aesthetic values.
Contributes to the above either through respecting original vista or
sympathetic mass/materials. High Aesthetic values.
Actively contributes to or is part of the original designed scheme. Very
high Aesthetic values.
Reuse Potential (R)
Example scenarios
Condition or layout of building makes reuse very difficult (ruinous building
or very specific function that cannot be translated to new use. Prevalence
of hazardous materials). Very low Social and Design values.
Condition or layout of building make reuse difficult or economically
problematic (poor structural condition, presence of hazardous material,
constraints on redesign, either structurally or historically). Low Social or
Design values.
Condition or layout of building is very amenable to reuse (recently vacated
but structurally sound, flexible floor plan allows alteration with minimal
impact). Very high social and Design values.
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Community Association (CA)
Example scenarios
Building generally thought very poorly of by public, or has negative impact
on public enjoyment/quality of life. Very Low Communal values
Building generally not highly rated by or disregarded by public in a
negative sense. Low Communal values.
Indifferent attitude or mildly positive, serves some basic community
function replicable elsewhere (e.g. shop). Some Communal values.
Building is commented on positively by public, well-liked or is used for
community function not easily replicated elsewhere (e.g. library). High
Communal values.
Building is very highly thought of by public. Building is actively visited by
public for specific function not replicable elsewhere (e.g. museum, concert
hall, football ground). Very high Communal values and Aesthetic values.
5.3.1
A Significance
Rating
Very Low
A Value
Indicator
-2
Low
-1
Moderate
0
High
1
Very High
2
Weighting
In some instances, particular aspects of significance may be weighted, to represent
particular interest or importance of criteria (e.g. a world heritage site; or where a particular
building type is under-represented in a region, but well-represented nationally). In this
assessment, weighting was applied to the following criteria:
•
•
Designation Level
Condition (Internal and External)
Explanations for weighting are given in the tables above.
5.3.2
Balanced Scores
In some cases ‘balancing’ scores are considered (e.g. when a building represents new
technology and use of materials, but detracts from the local vernacular). Alternatively a
building may be within an archaeological priority zone, but its form and the presence of deep
basements may imply destruction of earlier archaeological remains and departure from the
early development of the street. The former Bank of England is a good example of both
scenarios, and thus received a ‘balanced’ score for its use of materials/techniques, and for
its historical context.
5.3.3
The effects of ‘condition’ on significance
Using these assessment criteria, it should be noted that the condition of a building has a
strong effect on its relative Significance Rating, when considering the types of values
represented. This is intended to reflect general attitudes towards buildings (two buildings
equivalent in every way will be viewed or valued more or less favourably by the general
populace depending on their condition), and also important stakeholders such as
owners/occupiers. This is offset by balancing scores for buildings under repair (stakeholders
clearly value the building), and the positive weighting for nationally designated structures or
buildings (reflecting intrinsic significance despite the ‘state of repair’ of a building). Should
the physical condition of the buildings be improved, their Overall Significance Rating would
be increased, as they are seen to be ‘valued’ by important stakeholders. This is true of the
former Bank of England, and John Dobson House/Oxford Galleries (Listed as Tiffany’s,
formerly Oxford Galleries). The former suffers from poor condition caused by criminal
activity, which also detracts from its contribution to streetscape and community association
(see ‘balanced scores’, above). The latter is identified as being historically significant, with
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good use of local materials and good contribution to streetscape, but its condition, although
reasonable, is not as good as buildings such as the Laing, and this partially counteracts its
high score as a nationally highly significant building according to its designation.
5.3.4
The buildings and their Significance Ratings are summarised, and the Value Indicators
presented in Table 3, which follows the Building gazetteer. The Significance Ratings are also
analysed in Table 4, using a ‘First-Past-the-Post’ (FPP) system. This second analytical
method measures the frequency of each Significance Rating given in the assessment of a
single building, as opposed to calibration on a numeric scale used by the first. The purpose
of this second technique is to provide a control for critical comparison with the results from
the first. It provides greater qualitative sensitivity, avoiding specific criteria being lost in the
quantitative overview. It is important therefore that the two systems are used in tandem. The
‘FPP’ system is explained in detail with Table 4.
5.3.5
Value indicators are intended to provide a rapid assessment of the significance of a group of
buildings, and allow a degree of objective comparison between different types of buildings
within a study area. They are not sufficient in themselves to determine the full significance of
an individual building, for which more detailed investigation should be undertaken according
to the principles of informed conservation (cf. Clark 2001).
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6
The Buildings
6.1
The Laing Art Gallery
Laing Art Gallery
New Bridge Street
(North), Newcastleupon-Tyne, Tyne &
Wear, NE1 8AG
Summary and status
Grade II listed art gallery of baroque style by
Cackett and Burns Dick, 1903-4, with modern
additions. A gift to the City of Newcastle by
Alexander Laing. The collection relates to the
history of Northumberland.
Designation Ref
304627
BAR Grading
Condition: Good
Occupancy: Occupied
Ownership: Tyne & Wear Museums Service
Priority: Not at Risk or F.
Grid Reference
NZ2509464548
Overall Significance Rating
Very High
HER ref
5975
Identifying image
EH Level 1 Description
Exterior The Laing Art Gallery was a gift to the City of Newcastle by Alexander Laing, built in 1903-4
by Cackett and Burns Dick in a free Baroque style with Art Nouveau elements. The principal facades
are in sandstone ashlar; the roof is low, slate tiled and not clearly visible; there is a stone dome to the
tower cupola. The original principal facade is on the east side fronting Higham Place. It consists of a
central block of two high storeys, in five bays, the outer bays having pavilions with projecting centres.
The Leftmost bay is the three-stage tower; the right wing is of three low storeys, of two bays. The Main
block has two central recessed double doors; steps lead up to wrought iron gates in a keyed arch
surround with elaborate casing in a free Roman Doric order. There are spiral (barley twist) columns to
the pedimented niche above. The open scrolled pediment sits on paired rusticated columns with
flanking cherubs carrying scrolls ARS LONGA and VITA BREVIS. The Arms of Newcastle are
presented in moulded relief in the blank wall above. The rusticated ground floor has round-headed
windows. The giant Ionic order in the pavilions uses first-floor tripartite windows, blind at the left; and
bracketed niches with cartouches. The Entablature has a pulvinated frieze and modillioned cornice in
the main block and is plainer in the right wing. The Left tower with rusticated ground floor is blank to
the level of the main cornice; above is a three-light window in raised stone surround, and an artnouveau frieze with high-relief female figures, the central winged. There are corner pilasters. The
octagonal lantern has a drum with free-standing columns and 4 pedimented round-headed openings;
the dome set off with a ball finial.
The original entrance has since been superseded by an addition to the south elevation in the 1990s,
with an apsidal glass and steel framed atrium with ashlar cladding, the apsidal entrance containing
revolving doors. A foundation stone is inscribed as being laid by pupils of Walker Dene School in
1995.
Interior From the original east entrance, there is a full-width entrance hall on the ground floor, a left
hall leading to a staircase, and upper hall, with red, white and Frosterley marble floors. There is a
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Tuscan order to the main entrance, Ionic order to the left hall, and Composite to the upper hall, with fat
stone balusters and wide rail to the stair and circular upper hall balustrade, and panelled soffits.
The new entrance is in modern style with little interpretation of the earlier classical styles.
Condition Appraisal
Exterior The condition externally appears to be very good (where visible). The ashlar appears to be in
good condition, there are no signs of cracking or subsidence, and there is no evidence for problematic
gutters etc. There is some graffiti visible around the roof line, which indicates the possibility of more
serious vandalism.
Interior Only the public areas of the building were accessed. There was little evidence for cracking,
wear or other damage internally.
Occupancy/Ownership The premises are occupied. The owner is known.
Assessment of Significance
Designation (D) The Laing is designated Grade II and should be considered to be at least moderately
significant at a national level, in terms of Evidential and Historical values.
Designation Significance Rating (National): Moderate (Weighted)
Designation Value Indicator: 3
Condition External (CE) The external condition is good according to the English Heritage Buildings At
Risk grading system, which indicates the building is very well valued and cared for by the owners and
occupiers.
Condition External Significance Rating: Very High
Condition External Value Indicator: 2
Condition Internal (CI) The internal condition is good according to the Buildings At Risk grading
system, where observed in main circulation areas and occupied offices, but the condition was not
observed in non-public areas. This indicates that the building is valued and cared for.
Condition Internal Significance Rating: Very High
Condition Internal Value Indicator: 2
Materials/Techniques (M)
The quality of materials both externally on the principal facades, and
internally within the public galleries, is very good. Artistic values are evidenced by murals on the
Dobson Street elevation, and stained glass on the south elevation. The original entrance on the east
elevation is in a vibrant baroque style, with the arms of the city as part of the classical scheme.
Internally the public galleries are finished to a high standard, with classical detailing, Art Nouveau
elements such as door handles, impressive marble flooring, and circular viewing gallery.
Materials/Techniques Significance Rating: Very High
Materials/Techniques Value Indicator: 2
Historical Context (H) The rear (non-public) areas reflect the earlier historical property boundaries,
and evidence of archaeological phases of buildings can be seen to the north and west corners. None
of the extant buildings appear to date from before the mid-19th century, although they may reuse
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some earlier foundations. The building is associated with a prominent Northeast industrialist of the
19th and 20th century. Its collections relate to the history of Northumberland and feature work by
regional artists and craftspeople.
Historical Context Significance Rating: High
Historical Context Value Indicator: 1
Contribution to Streetscape (S) The building is a focal point in the streetscape leading from John
Dobson Street and framing the entrance to the Blue Carpet public space. The western elevation is the
most visible from John Dobson Street, and is mostly bare brick with building scars from previous
buildings. An attempt to relieve the elevation has been made with the application of murals and some
planting.
Contribution to Streetscape Significance Rating: Very High
Contribution to Streetscape Value Indicator: 2
Views (V) The building occupies a key focal point at the junction of John Dobson Street and New
Bridge Street. Visible from high level walkways to the north and to the east, views are curtailed by
modern infill development.
Views Significance Rating: High
Views Value Indicator: 1
Reuse Potential (R) The building is well-suited to the function it was designed for, and there are
constraints on the reuse of the building by virtue of its role and the collections it houses. It therefore
receives a balanced score.
Reuse Potential Significance Rating: High
Reuse Potential Value Indicator: 1
Community Association (CA) The building has a very strong community association, and houses
artworks and collections of regional artists. It tells the story of Northumberland and of the City, and is
frequently visited by schools as part of their education programmes.
Community Association Significance Rating: Very high
Community Association Value Indicator: 1
Conservation Statement/Statement of Significance
Vulnerabilities Although well-used by visiting school groups, the Laing's position on the east side of
John Dobson Street is quite far from the principal tourist routes from the quayside up to Dean Street
and Grainger Street. Therefore it may not attract the volume of footfall that it might otherwise. Much of
the ground floor space is taken up with the permanent exhibition, which is static and less inviting to
regular visitors. The shop takes up the whole of the entrance atrium and does not invite people into
the museum - it gives the impression of a bookshop. To the north of the principal gallery buildings, the
19th-20th century brick buildings are unattractive from the north and west, and overshadowed by an
unappealing car park and high level walk.
Opportunities Free entry to the permanent exhibition encourages casual visitors, and the building’s
form and function are very important in providing a draw to the area. The Laing Gallery has a very
strong potential to act as a focal point in a 'piazza' style public space, which exists in embryonic form
with the construction of the Blue Carpet and its public seating, and one or two established trees. There
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is potential to use the utilitarian buildings as part of an education package, by encouraging students to
examine the archaeological evidence for earlier buildings, and to act as a springboard to discuss the
development of the city in terms of social geography, history, planning etc. For example, a number of
bricks show the maker's stamps; the history of the previous field boundaries could be researched. This
would reflect well the Laing's remit to show the development of Newcastle.
Summary & Recommendations
The Laing is a building with strong architectural and aesthetic values in evidence, but also strong
historical, evidential and social values. It provides a valuable civil function and appears to be well
cared for and maintained. It is the pre-eminent building in this section of the Regeneration Area in
terms of architecture, and fulfils a critical function as an anchor to this area. The Blue Carpet has had
a mixed reception as an open public space, but relates well to the modern extension that now serves
as the principal entrance to the building. Overall the building is considered to have a Very High
Significance Rating, with a total Value Indicator of 15.
The building should be considered as critical, both in its contribution to the streetscape and public
space, but also in its function, for redevelopment in this section of the Regeneration Area. As the pre­
eminent building, it should be considered as the benchmark for future development, and any new
buildings within the vicinity should consider their relationship to its massing, and its aesthetic. The
building could be well utilised as the start or end point for historical tours of the city, especially as it
affords an opportunity to place these tours within the context of the wider historical development of the
region. Its designation may benefit from review, in light of its collections and their importance to the
region. The building could be considered as part of a 'cultural chain' that leads from the Baltic on the
Gateshead side of the River, past the Jesus Hospital and remains of the medieval walls, up towards
the Civic Centre and the Hancock Museum. There is a potential to coordinate exhibitions between
these attractions and promote discounted or free entry, which may encourage visitors into the eastern
section of the Regeneration Area.
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6.2
6, 7, 8 Higham Place
6,7,8
Higham Place
Newcastle Upon
Tyne, Tyne &
Wear,
NE1
Summary and status
Grade II listed Late Georgian
townhouse group by Richard
Grainger. Three houses, of
four stories, with later
extensions to the rear
HER ref
LB No 17/310
BAR Grading
Condition: Good
Occupancy: occupied (multi­
occupancy)
Ownership: partly commercial,
partly privately owned?
Priority: F or Not at Risk
Designation Ref
304628
Grid Reference
NZ2513864579
Identifying image
Overall Significance Rating
High
EH Level 1 Description
Exterior
Three Late Georgian terrace houses, now offices and a restaurant, with a possible
residential use on the top floors. Built in 1819-20 by Richard Grainger (his first building in Newcastle),
for William Batson of Higham Dykes. The principal facades to the west elevation show English bond
brick in Nos. 6 and 7, and adapted English garden wall bond in No.8; with painted sandstone ashlar
dressings and Welsh slate roofs. The houses are uniformly of three storeys and attics. Each house is
of two bays with doors set in Tuscan door cases at the right of each house, with open pediments
above fanlights with glazing bars. There are wedge stone lintels to two sash windows on each floor,
some renewed, with glazing bars. There are projecting second-floor sills, and sill bands to the ground
and first floors, and a first floor band. Both Nos. 7 and 8 have Edwardian tripartite attics. The roof
dormer of No.6 was being altered at the time of the listing survey [1976]. A Bronze-like plaque on No.6
commemorates the 1958 centenary of the Northern Architectural Association. There are later, more
utilitarian additions and extensions to the rear of each building.
Interior The interior was not observed at the time of the survey, except through the ground floor,
which indicated classically styled interiors with moulded plaster coving and possible coffered ceiling to
the front of the houses.
Condition Appraisal
External The condition externally is noted to be good generally. The roof may need some attention,
particularly on No 6 where a flat roof replaces the Edwardian pitched tile on the dormer window. The
guttering needs attention on No 7, and there is slight spalling on occasional bricks. In some areas
original guttering has been replaced by plastic, and flat roofs to the rear extensions may need
attention.
Internal The condition internally was not noted, except where seen from the exterior. Given the
condition of the exterior and those areas visible from outside, the condition is assumed to be fair.
Occupancy/Ownership The buildings are occupied, and have multiple occupants, on different floors.
Occupancy appears to be partly commercial and partly residential.
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Report No. 14327.R02RevB
Assessment of Significance
Designation (National) The Listed Grade II status implies moderately significant Aesthetic, Evidential
and Historical values on a national level. The designation reflects Historical and Communal values
associated with the local history of Newcastle, as they are the first buildings built by Richard Grainger.
Designation Significance Rating (National): Moderate (Weighted)
Designation Value Indicator: 3
Condition External (CE) The good condition of the exterior indicates that the building is very highly
valued by the owners/occupiers.
Condition External Level: Very High
Condition External Value Indicator: 2
Condition Internal (CI) The condition of the building internally where visible from the exterior appears
to be fair and indicates that the building is well maintained and valued.
Condition Internal Level: High
Condition Internal Value Indicator: 1
Materials/Techniques (M) A good example of Late Georgian townhouse group, with English-bond
brickwork and stone detailing. Later additions to the rear are less impressive in use of materials, and
are more utilitarian in appearance.
Materials/Techniques Significance Rating: High
Materials/Techniques Value Indicator: 1
Historical Context (H) The townhouses are the first buildings by Richard Grainger in Newcastle, and
therefore have a strong historical context locally. They lie outside the medieval walls, but probably
represent the earliest surviving buildings in the area and influenced the modern street layout.
Historical Context Significance Rating: High
Historical Context Value Indicator: 1
Contribution to Streetscape (S)
The buildings are somewhat overshadowed by 1960s/1970s
development adjacent and to the north, but relate well both in mass and design to the Laing Art
Gallery opposite.
Contribution to Streetscape Significance Rating: High
Contribution to Streetscape Value Indicator: 1
Views (V) The buildings are close to the original entrance to the Laing, and prevent easy observation.
They are heavily affected by the presence of Higham House, which obstructs the site lines to the south
by its scale. They are visible from the high walk to the north.
Views Significance Rating: High
Views Value Indicator: 1
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 24
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Report No. 14327.R02RevB
Reuse Potential (R) The buildings are currently serving mixed-use functions (offices, restaurant, and
residences) for which purpose they are well-suited. The potential for reuse either as similar, or as
luxury townhouses, is high.
Reuse Potential Significance Rating: High
Reuse Potential Value Indicator: 1
Community Association (CA) The buildings have a limited community association with current uses,
and have an historical communal association by virtue of their architect.
Community Association Significance Rating: High
Community Association Value Indicator: 1
Conservation Statement/Statement of Significance
Vulnerabilities Aside from the Laing Gallery opposite the buildings have been somewhat isolated by
modern infill development. If whole scale redevelopment of the area in undertaken, there may be
increased pressure to utilise the real estate that the buildings occupy. Additionally there is a risk of
damage during any demolition and redevelopment, particularly to No 6, as it is abutted by Higham
House. The buildings do not appear to be under threat from natural elements as a result of poor
maintenance, but as they are occupied and possibly owned independently, there may not be a regular
agreement in place concerning maintenance of common areas.
Opportunities The buildings are currently being well used as mixed commercial/residential space,
and their attractive architecture complements the Laing Gallery opposite. Following removal of
unsympathetic later developments, they can, in combination with the Laing, John Dobson
House/Oxford Galleries (Tiffany’s Club) and Portland House (Broadcasting House), provide a strong
heritage 'anchor' in any redevelopment undertaken in the northeast section of the Regeneration Area.
Summary & Recommendations
The buildings represent a good example of a late Georgian terraced townhouse group, with relatively
unaltered facades and a typical sequence of later extensions to the rear. They have been Grade II
listed - partially, if not largely, as a result of a historic connection with Richard Grainger. They provide
a moderate contribution to the streetscape, which has been heavily affected by the imposition of the
later Higham House building. They are important asset for heritage-led regeneration of the Blue
Carpet section of the Regeneration area, and as such are considered to have a High Overall
Significance Rating. Total Value Indicator 9.
The building remains largely unchanged externally, and could continue to be in good order, following
some minor repairs, with the agreement of the current (or new) owners. It has a strong local historical
connection as the first buildings built by Richard Grainger within the city of Newcastle-upon-Tyne. No
alterations should be carried out to the listed elements without consultation with the relevant advisory
body.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 25
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Report No. 14327.R02RevB
6.3
John Dobson House/Oxford Galleries (Listed as Tiffany’s, formerly Oxford Galleries)
John Dobson
House/Oxford
Galleries
New Bridge Street,
Newcastle Upon
Tyne, Tyne and
Wear, NE1
Summary and status
Grade II* listed, four ­
storey building by John
Dobson for himself,
constructed in c.1825.
Later extensions including
the Oxford Galleries &
utilitarian workshops to the
north. Stucco & stone
façade.
HER ref
LB No 17/411
BAR Grading
Condition: Fair
Occupancy: Occupied
Ownership: Company
Priority: C or E
Designation Ref
304736
Grid Reference
NZ2517164528
Identifying image
Overall Significance
Rating
High
EH Level 1 Description
Exterior A Large House, of Neo-Classical style, now part of club. Constructed in Circa 1825 by John
Dobson for himself. The exterior has incised stucco, apparently overlaying sandstone ashlar cladding.
The roof is of low-pitched slate tile, in mansard form. The building is of three storeys with a basement,
the principal façade is three bays wide. The First two storeys are framed by end pilasters, and there is
a honeysuckle frieze and cornice. All the windows on these floors are sashes in moulded architraves;
with bracketed cornices on ground floor. The second floor has sashes in plain reveals. All the windows
have glazing bars; the ground and second floor have sill bands. There is an architrave and bracketed
cornice to the four-panelled double door in second bay of the west elevation.
Interior There is high-quality stucco work to the stair soffit and ceiling, and to the ground floor front
and first floor rear rooms. There is a wide wreathed handrail on hardboard-covered balustrade (not
inspected on date of visit). The building is graded for historical interest.
Additions that now form part of the curtilage of the listed structure include the Oxford Galleries building
which forms an eastern wing to the main building, and has been clad with green glazed faience tiles
on the southern elevation. The tiling includes some elaborate moulded modillions, brackets and
lettering within a triangular pediment with anthemion and egg & dart entablature. To the north far more
utilitarian extensions consist of workshops of probable interwar or early post-war date, with corrugated
asbestos roofing, and steel frames with brick cladding or concrete render.
Condition Appraisal
External The condition externally appears fair, according to Buildings At Risk criteria. There is some
evidence for localised slumping of the ground in the front yard, perhaps related to alterations to
building services. The condition of the roof over the principal building appeared reasonable, although
there was some evidence for rainwater retention and possible problems with guttering over the flat roof
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 26
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Report No. 14327.R02RevB
of the rear extension to the Oxford Galleries that form part of the curtilage of the listed building. The
sash windows have been blacked out and several appear to have been painted shut. The faience
ceramic tile cladding to the property boundary wall and the Oxford Galleries addition has suffered
cracking and small but cumulative damage from alterations to signage.
Internal The condition internally was not observed during this survey.
Occupancy/Ownership The owners are known, and the building is currently unoccupied but its future
use is uncertain
Assessment of Significance
Designation (D)
The building is Grade II* listed, indicating that the building retains Aesthetic,
Historical and Communal values that are highly significant nationally or regionally. The building is
currently designated as a Grade II* building, largely on the basis of historical interest as the historic
residence of John Dobson.
Designation Significance Rating (National): High (Weighted)
Designation Value Indicator: 4
Condition External (CE) The condition externally was seen to be fair, with minor maintenance issues
noted. This suggests that the building is valued and cared for. However, cumulative small-scale
damage to the exterior facades indicates that the full significance of the building is not, or has not
necessarily appreciated by all owners/occupiers.
Condition External Significance Rating: High
Condition External Value Indicator: 1
Condition Internal (CI) The interior was unseen, but is not obviously vulnerable to rainwater ingress,
and is assumed to be in at least moderate or fair condition, thus receiving a balanced score of 0.
Condition Internal Significance Rating: Moderate (Balanced)
Condition Internal Value Indicator: 0
Materials/Techniques (M) There appears to be ashlar ?sandstone cladding under the stuccoed
classical façade, with moulded faience tiles to principal elevation Oxford Galleries. Internally there are
apparently high-quality furnishings surviving (not seen during this survey).Materials are used to high
specification on the façade of the Oxford Galleries extension (part of the curtilage of the listed
structure), and contribute to the building’s significance.
Materials/Techniques Significance Rating: High
Materials/Techniques Value Indicator: 1
Historical Context (H)
The core structure consists of Mid-late 19th century buildings with later
additions. The building influences current street layout as one of the earliest buildings in this area. It is
unlikely to have impacted very heavily on archaeological deposits, although it lies outside of the
medieval town walls. The building has a strong historical context locally as the residence of John
Dobson
Historical Context Significance Rating: High
Historical Context Value Indicator: 1
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 27
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Report No. 14327.R02RevB
Contribution to Streetscape (S) The principal façade is likely to reflect classical buildings of the
streets originally in the area, but it is now isolated by modern buildings. However the building relates
well both in massing and design to the Laing Art Gallery and Portland House (Broadcasting House),
and contributes significantly to the Blue Carpet public open space.
Contribution to Streetscape Significance Rating: High
Contribution to Streetscape Value Indicator: 1
Views (V) The building is visible from John Dobson Street and the high level walk to east. There is no
designed view, but the building has a moderate contribution to views of the open space from John
Dobson Street.
Views Significance Rating: Moderate
Views Value Indicator: 0
Reuse Potential (R) The fair condition of exterior and roof, and the fact that the building is in use,
indicates that the interior may be sound. There is high potential for reuse as offices for professional
firms, although the Grade II* listing is a constraint to refurbishment and alteration.
Reuse Potential Significance Rating: High
Reuse Potential Value Indicator: 1
Community Association (CA) Currently the building is used as a nightclub, and so has a moderate
community association, which may not be appreciated by all members of the local community. There
is a historical association, which is possibly not appreciated by large numbers of the community. The
building receives a balanced rating as a result.
Community Association Significance Rating: Moderate (Balanced)
Community Association Value Indicator: 0
Conservation Statement/Statement of Significance
Vulnerabilities The fabric of the building is possibly vulnerable to gradual and cumulative small-scale
damage. This is apparent by the number of holes drilled into the faience tiles for previous signage on
the Oxford Galleries. Alterations and extensions during the later part of 20th century have impacted
upon the original scheme and removed much of the relationship to former gardens associated with the
house. The building has certain elements that do not lend themselves immediately to reuse, and there
are significant constraints associated with its Grade II* designation.
Opportunities The building would form an important constituent in heritage-led regeneration in the
Blue Carpet section of the Study Area. It relates well to Portland House (Broadcasting House), and will
relate also to the Laing should the intervening Higham House be removed. There is potential to
remove later additions to the north, and to improve the setting and context generally.
Summary & Recommendations
The main building is one of equal proportions to Portland House (Broadcasting House) and retains
elements of the classical and Georgian style that is well established in the City centre. Underneath the
stucco there is apparently sandstone ashlar cladding surviving, and elaborate decoration is
supposedly preserved internally. The building has been subject to changing occupancy and multiple
occupants in the abutting extensions to the north. There is therefore a risk of the building slowly
deteriorating throughout and its future occupancy is unknown, leading to a ‘C’ or ‘E’ grade on the
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 28
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Report No. 14327.R02RevB
Buildings at Risk register scale. As one of the earliest buildings constructed in this area, it has a
historical influence on the development of the street pattern, and is associated with a prominent
historical figure. Therefore the building is assessed as having a High Overall Significance Rating.
Total Value Indicator 9.
The western and southeast sections of the building retain key elements, particularly the southern
façade and windows, which should be retained, while the survival and condition of the interior needs to
be surveyed in order to ascertain suitability for modern use, and to identify any constraints to alteration
& renovation. No alterations should be carried out to the listed elements without consultation with the
relevant advisory body.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 29
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Report No. 14327.R02RevB
6.4
Portland House (listed as Broadcasting House)
Portland House
New Bridge
Street (South
side),
Newcastle Upon
Tyne, NE1
Summary and status
Former maternity hospital of
mid-19th century date by
John Dobson. Tudor gothic
style façade with rusticated
sandstone ashlar cladding
and oriel bay window.
Partially built over by later
developments
HER ref
5973
LB No 21/412
Designation Ref
304737
BAR Grading
Condition: good
Occupancy: occupied
Ownership: Company
Priority: Not at Risk or F
(South-east section A)
Grid Reference
NZ2514564487
Overall Significance Rating
High (Moderate FPP)
Identifying image
EH Level 1 Description
Exterior A former maternity hospital since used as BBC offices and studios and now offices for the
Newcastle Building Society. The hospital was constructed in 1826 by John Dobson, who provided his
services on a charitable basis; with the land given by the Corporation of Newcastle and other
expenses paid for by public subscription (E. MacKenzie 1827, History of Newcastle; pp. 517-520 'The
Lying-In Hospital'). The elevations are of rusticated sandstone ashlar with coursed squared stone
returns and low-pitched dark slate roof. The building is of two storeys, of three bays on the north
elevation and seven bays in length. Constructed in Tudor style, the north elevation has a recessed
wide centre bay with Tudor-arched surround to a renewed door. Above at first floor level is a corbelled
oriel with Perpendicular tracery. The flanking bays have two-light windows below, with canopied
panels on brackets above. All windows and canopies have cusped arches with stone label moulds. At
the eaves there is a string course with coped parapet.
Interior The interior was not observed during this survey. The south-eastern section of the building
appears to have been demolished as part of the most recent developments.
Condition Appraisal
External The sandstone of the main façade is in general good repair, but is spalling in places, with
staining along the east elevation caused by biological colonisation. Unsympathetic use of cementbased mortar in repointing work may be responsible. The roofing and flashing appears in good repair
on the principal elevation. The façade has been largely unchanged.
Internal The interior was not observed, but is assumed to be in at least moderate condition judging by
the condition of the exterior.
Occupancy/Ownership The building is occupied and the owners are known.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 30
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Report No. 14327.R02RevB
Assessment of Significance
Designation (D) The building has a Grade II designation, indicating it has been recognised statutorily
as having moderately significant Evidential or Historical values on a national level.
Designation Significance Rating (National): Moderate
Designation Value Indicator: 3
Condition External (CE) The good external condition implies that building is relatively well cared for
and highly valued as an asset.
Condition External Significance Rating: High
Condition External Value Indicator: 1
Condition Internal (CI) The building was not observed internally, so its Communal value was not
ascertained for certain and thus receives a balanced score of 0.
Condition Internal Significance Rating: Moderate
Condition Internal Value Indicator: 0
Materials/Techniques (M) The building sports a rusticated ashlar classical façade in local sandstone,
with strong Aesthetic values in the detailing to the north elevation due to the Tudor style façade with
elegant oriel bay. Slate roofing suits the architectural style. Not seen internally.
Materials/Techniques Significance Rating: High
Materials/Techniques Value Indicator: 1
Historical context (H) The remains of the former ‘lying in’ hospital built by John Dobson (his services
were on a charitable basis). The building relates to John Dobson’s House and is one of the earlier
buildings in the area. It lies just outside the proposed line of the medieval town walls.
Historic Context Significance Rating: High
Historical Context Value Indicator: 1
Contribution to Streetscape (S) The façade reflects and contrasts well with classical buildings to the
north, but is now camouflaged and partially hidden by modern wrap-around building.
Contribution to Streetscape Significance Rating: High
Contribution to Streetscape Value Indicator: 1
Views (V)
opposite.
Visible from John Dobson Street, and acts as a focal counterpoint to the Laing Gallery
Views Significance Rating: Moderate
Views Value Indicator: 0
Reuse Potential Some potential for reuse as offices or small (boutique) retail outlet. The full potential
for reuse has not been ascertained as the interior was not observed.
Reuse Potential Significance Rating: Moderate
Reuse Potential Value Indicator: 0
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 31
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Report No. 14327.R02RevB
Community Association The building has a limited community association at present, and is part of
the Newcastle Buildings Society offices. Historically it had a strong association as the maternity
hospital.
Community Association Significance Rating: Moderate
Community Association Value Indicator: 0
Conservation Statement/Statement of Significance
Vulnerabilities The building is to some extent concealed by the wrap-around building, and may suffer
slightly in terms of recognition of its historical association. Part of the listed structure appears to have
been demolished during the construction of the Newcastle Building Society offices.
Opportunities Further investigation of the building could be undertaken during exploratory works to
establish some unknowns, such as whether any evidence of the rest of the building has survived
beneath the footprint of the Newcastle Building Society building.
Summary & Recommendations
The building represents a reasonable example of Late Georgian Tudor Revival architecture, and has a
strong historical context locally, both as a former maternity hospital, and as a building by John
Dobson. It is assessed as having a High Overall Significance Rating. Total Value Indicator 7. The
FFP Rating is moderate (affected by assumption of internal condition as a ‘moderate’ score).
The building should be maintained by the present occupiers, with repairs to be carried out to prevent
further damage to stonework. An internal inspection of the building is recommended to assess the
quality and survival of internal features. The planning history of the surrounding Building society
development needs to be reviewed to establish whether listed building consent for demolition of part of
the structure was given, or whether it survives in a disguised form.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 32
Gifford
Report No. 14327.R02RevB
6.5
Telephone House
Summary and status
Telephone
House
Late 1920’s or 1930’s building
Carliol Square,
of four stories, attic storey and
Newcastle-upon- basement, with steel frame
Tyne, Tyne &
and classical façade.
Wear, NE1
Alterations to the roof line. The
building is located on the east
side of Carliol Square.
Designation Ref
N/A
BAR Grading
Condition: Fair
Occupancy: occupied
Ownership: company
Priority: Not at Risk or F
Grid Reference
NZ25220,64322
Overall Significance Rating
Moderate
HER Ref
Not Given
Identifying image
EH Level 1 Description
Exterior A purpose-built late 1920’s or 1930’s office building in a Mock Classical and Baroque style
executed in brick with sandstone detailing. The principal façade is on the east elevation of Carliol
Square. The building is of 15 bays, with five stories, attic storey and basement. There are bronzed
door cases to ground floor in an Art Deco style with Egyptian influences, and rosettes along the frieze
above. The ground floor contains sub-basement windows that are segmental-headed, and it
diminishes towards the North end as the ground level rises. The windows are metal casements
imitating sashes, with vertical or horizontal four-light openings depending on their position in the
elevation. The second floor windows have projecting window cases above ground floor doorways, with
rusticated stones and Gibbs surrounds; also projecting, stepped keystones. The third floor represents
th
the main piano nobile. The second, central and 14 bays have round-headed niches to on-and-a-half
floors height, with pedimented French windows. There are Tuscan columns to both sides, and
balustrading along the sill. In the fourth and fifth floors the windows are also casements, in receding
order. There are sandstone banding courses to the first, second, fourth and Attic storeys. There have
been alterations at the Attic Storey level, with a double-height attic roof containing dormer windows.
The roof is of metal with pastiche plastic pan tiles clad in large square sections on the east elevation.
Interior The interior was not observed at the time of the survey.
Condition Appraisal
External The building appears to be in fair condition externally; there is some minor spalling to the
undersides of the sandstone courses and sills, and some minor, localised degrading of mortar beds.
Some of the associated stone balustrade around the grass area to the front of the building has been
damaged by the parking of vehicles.
Internal The condition internally was not observed during this survey.
Occupancy/Ownership The building is currently occupied, the owner is known, and it is unlikely that
the building will be vacated in the near future, due to its specialised function.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 33
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Report No. 14327.R02RevB
Assessment of Significance
Designation (D) The building is not designated, and is not recognised as having significant Heritage
values on a nation al level.
Designation Significance Rating (National): Very Low (Weighted)
Designation Value Indicator: 0
Condition External (CE) .The condition externally is fair according to the EH BaR criteria, which
indicates that the building is highly valued and well maintained.
Condition External Significance Rating: High
Condition External Value Indicator: 1
Condition Internal (CI) The condition of visible occupied areas is generally good, with surviving
features well maintained, implying the space is well valued and cared for by current occupiers.
Therefore the building receives a balanced score.
Condition Internal Significance Rating: Moderate (Balanced)
Condition Internal Value Indicator: 0
Materials/Techniques (M)
Steel frame construction with neo-classical façade in brick with stone
detailing, ceramic tiles to lintels and sills. The façade is in good classical order but the effect is
denigrated by the addition of mock pan tile cladding to the roof
Materials/Techniques Significance Rating: High
Materials/Techniques Value Indicator: 1
Historical Context (H) The building is within the medieval town archaeological priority zone, appears
to be substantially basemented and likely to have impacted heavily on archaeological deposits. The
outline respects the original line of the Carliol Square Gaol.
Historical Context Significance Rating: High
Historical Context Value Indicator: 1
Contribution to Streetscape (S) The building has a well-composed classical façade in good order
(although the roofline is marred), and its massing and scale relate well to other Carliol Square
buildings. A small lawn area in front is effectively the only open green space in the southeast quarter
of the area
Contribution to Streetscape Significance Rating: Moderate
Contribution to Streetscape Value Indicator: 0
Views (V) The building is highly visible from the high level walkways to the southeast, but is blocked
by later infill development to the east and northeast.
Views Significance Rating: Moderate
Views Value Indicator: 0
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 34
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Report No. 14327.R02RevB
Reuse Potential (R) The building has a high potential for continued use as a telephone exchange, or
reuse as similar for other communications company.
Reuse Potential Significance Rating: High
Reuse Potential Value Indicator: 1
Community Association (CA)
The community association is considered to be high due to the
specialised function of the building, which would be difficult and very expensive to relocate elsewhere.
Community Association Significance Rating: Moderate
Community Association Value Indicator: 0
Conservation Statement/Statement of Significance
Vulnerabilities The building is considered potentially vulnerable due to its location, at the extremity of
the Regeneration Area, and isolated by the motorway.
Opportunities The specialised function of the building means that it is unlikely to be vacated and this
will help to ensure its sustainability.
Summary & Recommendations
Telephone House is a building of significant mass that relates well to neighbouring buildings, and
reflects the historical outline of the former gaol. In architectural terms it is not untypical of the
grandiose classical style applied to public buildings of the 1920s and 1930s, and the effect is
moderately pleasing, although the overall impression is ruined by alteration so the roof and the
application of pastiche tile cladding in unsuitable material. The building has a high reuse potential, and
fulfils a critical communal function, and so scores highly in this respect. It is assessed as having a
Moderate Overall Significance Rating. Total Value Indicator 3.
It is recommended that the building be retained if possible, and continue to serve its current function.
More could be made of the lawn in front of the building, as this is the only green lawn space in the
whole of the Study Area. The pastiche tile applied to the roof is detrimental to the original design and
should be removed and replaced with more appropriate material. Removal of 1960s/1970s buildings
adjacent (south) and to the east would greatly improve its setting.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 35
Gifford
Report No. 14327.R02RevB
6.6
Image House
Summary and status
Image House
Carliol Square,
Classically proportioned, late
Newcastle-upon- 1920’s or 1930’s office
Tyne, Tyne &
block/warehouse of four stories
Wear, NE1
& basement, with steel & glass
frame, with brick cladding and
stone detailing. The building is
located on the north side of
Carliol Square. Not Listed.
Designation Ref
None
BAR Grading
Condition: fair
Occupancy: occupied
Ownership: company
Priority: E
Grid Reference
NZ25205,64362
Overall Significance Rating
Moderate
HER Ref
Not Given
Identifying image
EH Level 1 Description
Exterior The building is a classically proportioned, late 1920’s or 1930’s office block/warehouse of
four stories & basement, with steel & glass frame, with brick cladding and stone detailing. It is of 14
bays, with five bays forming a rounded corner. The building appears to have a flat roof, although this
was not seen. The cladding to the facade is in pale pink brick, with sandstone sill courses and
architraves to the windows. The original metal-framed factory light-style windows to the upper floors
give the impression of sash windows; they have been replaced on the ground floor corner with single
pane shop windows. The basement is currently used as underground parking, accessed from the
north street frontage.
Interior Only a limited area of the interior was observed, with a photographic shop on the ground floor
occupying the five corner bays, offices behind. The upper floors are currently offices, accessed by a
stairwell in the north elevation. Surviving original features included the stair rail leading to the upper
floors.
Condition Appraisal
External The building appears to be in fair condition externally, although there is rusting evident
around the frames, and some minor spalling to localised areas of brickwork. The condition of the roof
was not observed.
Internal
The building was only inspected in a limited way internally, and appears to be in fair
condition. The entrance to the car park was less well maintained than the corner bays occupied by the
photographic shop.
Occupancy/Ownership The building is at least partially occupied, and may be largely occupied. There
are multiple commercial tenants.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 36
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Report No. 14327.R02RevB
Assessment of Significance
Designation (D) The building has no national designation and therefore has not been recognised as
having any heritage values considered to be of national significance.
Designation Significance Rating (National): Very Low (Weighted)
Designation Value Indicator: 0
Condition External (CE) .The condition externally was generally fair, which indicates the building is
well maintained and valued by its owners/occupiers.
Condition External Significance Rating: High
Condition External Value Indicator: 1
Condition Internal (CI) The condition of visible occupied areas is generally good, with surviving
features well maintained, implying the space is well valued and cared for by current occupiers.
However the rusting on window panes suggests there is a lack of general maintenance, therefore the
building receives a balanced score.
Condition Internal Significance Rating: Moderate (Balanced)
Condition Internal Value Indicator: 0
Materials/Techniques (M) Steel & glass frame construction with brick cladding infill between and
stone detailing. The building is fairly nondescript in detail but with a good scale in relation to Sunco
House and Telephone House.
Materials/Techniques Significance Rating: High
Materials/Techniques Value Indicator: 1
Historical Context (H) The building is within the medieval town archaeological priority zone, but is
substantially basemented and likely to have impacted heavily on archaeological deposits. The outline
respects the original line of the Carliol Square Gaol.
Historical Context Significance Rating: High
Historical Context Value Indicator: 1
Contribution to Streetscape (S) Not a very presupposing building, but it contributes to the overall
grouping and massing of Carliol Square.
Contribution to Streetscape Significance Rating: Moderate
Contribution to Streetscape Value Indicator: 0
Views (V) There are limited views to the building from the junction of John Dobson Street and Carliol
Square. The building is also visible from the high walks over the motorway, but the effect is spoiled by
later infill developments.
Views Significance Rating: Moderate
Views Value Indicator: 0
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 37
Gifford
Report No. 14327.R02RevB
Reuse Potential (R) The building has a high reuse potential for offices, or retail outlets on each level
(as currently). Onsite parking facilities are a bonus. It was not inspected in detail internally, but
appears to have a flexible floor plate due to the steel framed construction.
Reuse Potential Significance Rating: High
Reuse Potential Value Indicator: 1
Community Association (CA) There is a limited association due to the building’s current use as
retail/office space, although these functions could be replicated elsewhere.
Community Association Significance Rating: Moderate
Community Association Value Indicator: 0
Conservation Statement/Statement of Significance
Vulnerabilities The building is large, and is vulnerable to potential inequalities of maintenance in
different areas resulting from multiple occupants. The building may be considered to be outdated and
not fit for purpose as a modern office space.
Opportunities The building has a flexible floor plate, and relates well to the adjacent buildings that
form part of Carliol Square. As such it has potential to add to the character of the square, which has its
own distinct feel.
Summary & Recommendations
Image House is a moderately successful building, and a reasonable example of interwar commercial
architecture, which of itself is not particularly presupposing. However, when considered in conjunction
with the adjacent buildings of Carliol Square, it becomes more than the sum of its parts, and provides
a positive contribution to the streetscape. The building has a large area and flexible floor plate, which
givers it a high potential for reuse as commercial or office space. As a fairly utilitarian building, it is
probable that any internal refurbishment can be undertaken without adversely affecting any surviving
internal features to a significant degree. The building is assessed as having a Moderate Overall
Significance Rating. Total Value Indicator 3.
The building should be maintained, and any significant alterations to its exterior should be resisted, as
the architectural and aesthetic values would be adversely affected. As the building has multiple
occupants, any maintenance programme that is put into effect should provide them with a clear
indication of responsibilities towards the upkeep of the building. It is recommended that an internal
survey should be undertaken, and also a survey of the roof, to ascertain the condition internally and to
ensure that the flat roof is not failing.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 38
Gifford
Report No. 14327.R02RevB
6.7
Sunco House
Sunco House
Carliol Square,
Newcastle Upon
Tyne, Tyne &
Wear NE1
HER ref
Not given
Designation Ref
None
Grid Reference
NZ25170,64335
Summary and status
Late 1920’s or 1930’s
office block/warehouse of
five stories with steel &
glass frame, and brick and
stone cladding and
detailing. The building is
located on the west side
of Carliol Square.
Identifying image
BAR Grading
Condition: Fair
Occupancy: part-occupied
or occupied
Ownership: company
Priority: C or D
Overall Significance
Rating
Moderate (High FPP)
EH Level 1 Description
Exterior A late 1920’s or 1930’s office block/warehouse of five stories with steel & glass frame, and
brick and stone cladding and detailing. The building is of four bays to the north elevation, three bays to
the rounded corner elevation, and 12 bays to the west elevation. The ground floor is double height,
and is sub-basemented as the ground rises to the north. There are original double bay doors on the
ground floor west elevation that open into parking bays. The ground floor façade is clad with
sandstone, and brick pilasters, with sill courses at the first floor in what appears to be an artificial
stone. The stone sills and lintels above the steel or wooden framed casements on the upper floors
appear to be of Portland stone. The brick pilasters are detailed with a Greek Key pattern and figurative
?angelic sculptures to the pilaster heads. The friezes under each set of windows are fluted, with
centrally-placed eight-pointed stars. The roof appears to be flat, with areas of single story brick clad
plant rooms protruding above the parapet.
Interior
The interior was not observed in detail externally. One stair well was accessed, which
retained original architectural features such as fireproof stairs and original hand rails. Another entrance
area on the north elevation was also seen to retain original fixtures in the form of internal doors and
stair rails.
Condition Appraisal
External Generally the structural condition is fair externally, however, there is some staining evident
to the stonework on corners, and peeling paint on window frames, and spalling on underside of stone
courses. Some of the wooden frames are in need of maintenance before they become degraded and
require replacement.
Internal The condition internally was seen to be fairly good where observed, although the inspection
was limited to two publicly accessible stairwells on the north and west elevations.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 39
Gifford
Report No. 14327.R02RevB
Occupancy/Ownership The bottom floor on the northwest corner is currently unused. The first and
second floors are occupied by a fitness club (Bodyzone), and other tenants occupy part of the west
range. It appears that the fourth and fifth floors are currently unused.
Assessment of Significance
Designation (D) The building is not designated and therefore has not been recognised as having
heritage values of national significance.
Designation Significance Rating (National): Very Low (Weighted)
Designation Value Indicator: 0
Condition External (CE) The condition externally is fair, but the building is in need of cleaning and
maintenance, which implies that the building is not necessarily as appreciated as it could be by
owners/occupiers. Therefore it receives a balanced score.
Condition External Significance Rating: Moderate (Balanced)
Condition External Value Indicator: 0
Condition Internal (CI) The condition of visible occupied areas is generally fair, with surviving features
well maintained, implying the space is well valued and cared for by current occupiers.
Therefore the building receives a balanced score.
Condition Internal Significance Rating: High (Balanced)
Condition Internal Value Indicator: 1
Materials/Techniques (M) The building has a steel frame & glass construction with a combination of
natural and artificial stone detailing. A mixture of timber and metal framing is used for windows. The
Art Deco details are reasonably good, but adversely affected by current colour scheme, condition and
the application of company logos in windows.
Materials/Techniques Significance Rating: Moderate
Materials/Techniques Value Indicator: 0
Historical Context (H) The building is within the medieval town archaeological priority zone, but is
substantially basemented and likely to have impacted heavily on archaeological deposits. The outline
respects the original line of the Carliol Square Gaol.
Historical Context Significance Rating: Moderate
Historical Context Value Indicator: 0
Contribution to Streetscape (S) As a group with Image House and Telephone House (and modern
development adjacent to the south), the building contributes to the design and massing of Carliol
Square. Its corner bays add to the architectural language of Worswick Street to the west.
Contribution to Streetscape Significance Rating: High
Contribution to Streetscape Value Indicator: 1
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 40
Gifford
Report No. 14327.R02RevB
Views (V) Highly visible on the corner of Carliol Square, the building uses same height and scale as
neighbouring buildings. It is also visible from the high ground of the car park to the west, and the high
walk to the south. The building forms a terminus for the view down from John Dobson Street.
Views Significance Rating: High
Views Value Indicator: 1
Reuse Potential (R) The building has a high reuse potential for offices, or retail outlets on each level
(as currently used). Onsite parking facilities are a bonus. Not inspected in detail internally, but it
appears to have a flexible floor plate due to steel framed construction.
Reuse Potential Significance Rating: High
Reuse Potential Value Indicator: 1
Community Association (CA)
Currently there is a limited community association with independent
shops and a gym on the upper floors.
Community Association Significance Rating: Moderate
Community Association Value Indicator: 0
Conservation Statement/Statement of Significance
Vulnerabilities The building is large, and as such may be vulnerable to irregular occupancy, or partial
occupancy, which could lead to areas becoming degraded.
Opportunities The building has a flexible floor plate, and is located on a key visual node, with views
from Worswick Street and John Dobson Street. If cleaned and maintained, it would provide an
attractive and distinctive local landmark building that would have greater potential to attract
commercial tenants.
Summary & Recommendations
Sunco House is a moderately successful example of interwar commercial architecture, and relates
well to the contemporary (and modern) buildings adjacent that form Carliol Square. Its condition is
currently fair according to the Buildings At Risk criteria, but it has reached the point of slow decay, and
will begin to deteriorate if maintenance is not undertaken more regularly. The building is currently
occupied at least in part, and has a flexible floor plate that allows potential for reuse. If renovated and
refreshed, it would provide a positive contribution to he townscape. Its plan form, along with the other
buildings on Carliol Square, reflects the position of the former Gaol. It is assessed as having a
Moderate Overall Significance Rating. Total Value Indicator 4. The FPP rating is High.
As a reasonable example of Inter-war architecture, Sunco House should be inspected internally to
establish if there are architectural features of interest or of diagnostic qualities worthy of listing. It
could also be re-considered for the Local List. The building would benefit from a more regular
maintenance programme, and a cleaning of the exterior stonework and other materials will greatly
enhance its appearance and attractiveness to potential commercial tenants. It is recommended that an
internal survey should be undertaken, and also a survey of the roof, to ascertain the condition
internally and to ensure that the flat roof is not failing.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 41
Gifford
Report No. 14327.R02RevB
6.8
Enigma Public House (Formerly Wilders)
Enigma
Carliol Square,
Newcastle Upon
Tyne, Tyne and
Wear NE1
Summary and status
Three storey 19th- or early
20th-century townhouse,
with later alterations to
ground floor. Possibly
originally two properties,
now The Enigma public
house (formerly Wilders).
Located on the West side
of Carliol Square. Locally
listed.
HER Ref
BAR Grading
Condition: Good
Occupancy: occupied
Ownership:
private/commercial
Priority: C or E
Designation Ref
Local List ID: 267
Grid Reference
NZ25140,64295
Identifying image
Overall Significance
Rating
Moderate (High FPP)
EH Level 1 Description
Exterior A Three storey townhouse of eight bays north-south, and three bays East-west. Possibly it
was originally two properties. There are later extensions to the rear that form a split level pub garden.
The building is gable-ended with a pitched, slate tile roof. At the rear of the building, an earlier dormer
or skylight window appears to have been removed and replaced with tiling. The ground floor has
moulded ceramic tile cladding in an art deco style, with red brick above (painted over to give the
appearance of stone). The central two bays project with a simply moulded entablature over the two
ground floor entrances. A cart way is still open on the ground floors two leftmost bays, with a possible
mirror to the rightmost bays, now blocked in. There have been later alterations to ground floor to the
rear of the property, and the south gable wall retains building scars, chimney breasts, and part of an
arch from a previous adjacent building. The first and second floors have four-light sash windows with
wooden frames, and elliptical sills and lintels in brick, with keystones indicated by individual bricks laid
as ‘soldier course’.
Interior The interior of the buildings were not accessed fully at the time of the survey. The ground
floor has been refurbished recently in a modern style, with a bar to the central north side, and a lounge
area to the south.
Condition Appraisal
External The external condition seems to be fairly good, and the building appears to have been
renovated within the past two or three years, presumably due to the change of ownership from
‘Wilders’ to ‘The Enigma’. There are new slates to the roof, and the original guttering and downpipes
appear to be still functional. There is some minor biological colonisation to the façade, and some
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 42
Gifford
Report No. 14327.R02RevB
cracking to some of the ceramic tiles. To the south gable there are several areas of weed taking root,
which could become a problem if unchecked.
Internal
The internal condition was not observed in detail, but is assumed to be fair given the
condition of areas that were visible, and the condition of the exterior.
Occupancy/Ownership The building is occupied and the owner is known.
Assessment of Significance
Designation (D) The building has been included on the local list following public consultation, and is
therefore assumed to have a moderate local significance, but a low national significance.
Designation Significance Rating (National): Low (Weighted)
Designation Value Indicator: 1
Condition External (CE)
The building is in fair condition and appears to have been renovated
relatively recently. This is apparently the result of a change of name/ownership and indicates that the
building is highly valued by owners/occupiers.
Condition External Significance Rating: High
Condition External Value Indicator: 1
Condition Internal (CI)
Where visible the internal condition appeared to be good, and there is
evidence of recent refurbishment. This implies that the building is highly valued by owners/occupiers.
Condition Internal Significance Rating: (Limited inspection, assumed High)
Condition Internal Value Indicator: 1
Materials/Techniques (M) The building is a reasonable example of vernacular town architecture,
probably of late 19th-century or early 20th-century date with later additions and alterations. There are
sash windows and ceramic/stone detailing to principal façade. The interior has been recently
renovated in modernist style.
Materials/Techniques Significance Rating: High
Materials/Techniques Value Indicator: 1
Historical context (H) The building reflects earlier medieval or post-medieval property boundaries,
and the site has been the location of a public house (not necessarily the same building) since the first
edition Ordnance Survey. The remains of former buildings are visible as wall scars and part of an
archway to the south elevation
Historical Context Significance Rating: High
Historical Context Value Indicator: 1
Contribution to Streetscape (S) The massing and scale reflect the earlier Georgian buildings to the
west, but the building is now rather isolated. It is the most architecturally interesting building on the
west side of Carliol Square.
Contribution to Streetscape Significance Rating: Moderate
Contribution to Streetscape Value Indicator: 0
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 43
Gifford
Report No. 14327.R02RevB
Views (V) The building is visible from the high walk to the south, and from the junction of John
Dobson Street, Worswick Street and Carliol Square. The rear of the building is visible from the high
ground to the west,
Views Significance Rating: Moderate
Views Value Indicator: 0
Reuse Potential (R) The building has potential for continuing use as a public house or restaurant,
and as such could be a focal pint in a landscaped area.
Reuse Potential Significance Rating: Moderate
Reuse Potential Value Indicator: 0
Community Association (CA)
has a tradition as such.
The building has limited community association as a public house, and
Community Association Significance Rating: Moderate
Community Association Value Indicator: 0
Conservation Statement/Statement of Significance
Vulnerabilities the Enigma Public House is isolated in its current setting, and is therefore considered
to be vulnerable to redevelopment. Although the building is in a fair condition currently, there are
possible areas that may require maintenance to guard against rainwater ingress or damage by
biological colonisation.
Opportunities The building is of similar grain and massing to those fronting onto Pilgrim Street, and
provides continuity in terms of a route into the Carliol Square area. It could act as a focal point for
landscape area, and is one of the only buildings in this area whose function is to provide refreshments.
Summary & Recommendations
The Enigma building is a reasonably attractive example of vernacular early modern architecture, and
relates well in grain, fabric, and scale to the earlier houses fronting onto Pilgrim Street. It adds
character to Carliol Square, and reflects the historical continuity of the site as a location for a public
house from at least the mid 19th century. As such, is assessed as having a Moderate Overall
Significance Rating. Total Value Indicator 5. Its FPP rating is High.
It is recommended that a more rigorous internal survey should be undertaken, to ascertain the
condition internally. The building forms a good counterfoil to the large massing of the surrounding
buildings, and could serve as a marker to identify a route through Pilgrim Street and Dean Street, that
follows the historical medieval street layout. Significant alterations to the exterior of the building should
be resisted, as they will impact adversely on the Architectural and Aesthetic values of the building.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 44
Gifford
Report No. 14327.R02RevB
6.9
Former Bank Of England Building, 113-115 Pilgrim Street
Bank of England
(former)
113-115 Pilgrim
Street,
Newcastle Upon
Tyne, Tyne &
Wear, NE1
HER ref
None Given
Designation Ref
N/A
Grid Reference
NZ25093,64230
Summary and
status
A modernist building
c. 1968-71 with
Gothic Perpendicular
influences. Designed
by Fiztroy, Robinson
& Partners. It is
located on the east
side of the south end
of Pilgrim Street.
BAR Grading
Condition: Fair
Occupancy:
unoccupied
Ownership: company
Priority: A
Overall Significance
Rating
Moderate
Identifying image
EH Level 1 Description
Exterior
Modernist Steel-framed building of five stories. The principal façade is on the south
elevation, with a main entrance to the east, and set forward of the main elevation at a semi­
basemented level to the Pilgrim Street Elevation. The entrance has bronzed double doors set within a
lower ground floor portico of rough dark grey 'igneous' stone cladding (possibly artificial). The main
elevation is of six bays, defined by polygonal concrete 'oriels' with perpendicular steel mullions
between plate glass windows. The roof level is indicated by the use of a steel framed housing to the
plant and machinery, clad in metal
Interior The building was originally furnished in a clean, modern scheme, with unpolished brass
fittings to door handles, 'walnut' type veneers in principal office areas, and a green & brown colour
scheme for carpets, wall paper etc. The sub basement level and basement level contain a bombproofed loading bay, and steel vaults still in situ. The ground and first floors contained the principal
office areas, while the second floor contained further offices and welfare accommodation (kitchens and
showers etc.) Stairwells are located to the north end of the west block, and to the east end of the east
block.
Condition Appraisal
External The porous limestone is in need of cleaning. There is some blackening to metal in shady
areas. The metal roof around the internal courtyard is more heavily patinated. Some poor repointing is
evident, with one or two slabs replaced. There is evidence of forced entry on the ground floor and via
neighbouring buildings and through skylights in the central block. Although generally the external
condition is fair, damage to certain areas is likely to cause accelerated decay through rainwater
ingress.
Internal The building has been subjected to illegal stripping and salvage of materials, particularly
copper and brass fittings. There is evidence of mould in the basement areas. On the upper floors
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 45
Gifford
Report No. 14327.R02RevB
condition (where not affected by criminal damage) is generally good, and there is good survival of pant
and machinery fixtures and fittings.
Occupancy/Ownership The premises were vacant, at the time of the inspection. The owners are
known, but future occupation and use of the building is not certain.
Assessment of Significance
Designation (D) No national designation implies that the heritage values associated with the buildings
have not identified as nationally significant.
Designation Significance Rating: Very Low (Weighted)
Designation Value Indicator: 0
Condition External (CE) The building is in fair condition generally, indicating that it is valued to some
degree by its owners. However, the building has been left vacant and as a result has been subject to
criminal damage; therefore it receives a balanced score.
Condition External Significance Rating: Moderate (Balanced) Low
Condition External Value Indicator: 0-1
Condition Internal (CI) In areas the building is in good condition internally, but there has been no
maintenance or attempt to repair criminal damage, suggesting that there is limited value placed on the
building. Hence a balanced score is given.
Condition Internal Significance Rating: Moderate
Condition Internal Value Indicator: 0
Materials/Techniques (M) The design and quality of the materials is high externally, with Roach bed
Portland stone cladding, bullet proof glass, and igneous cladding (possibly artificial). Internally the high
value materials used in detailing (copper, brass) have been illegally stripped. The plant room and
basements retain some interesting machinery; otherwise internally the building is not finished in a
particularly interesting manner. Original carpets and 'walnut' style veneer are in evidence in the
principal offices.
Materials/Techniques Significance Rating: High
Materials/Techniques Value Indicator: 1
Historical context (H) The building is within an archaeological priority zone, but is basemented and
largely impacts upon earlier property boundaries. The building has very little in common with earlier
buildings in terms of style, construction, materials and function.
Historical Context Significance Rating: Low
Historical Context Value Indicator: -1
Contribution to Streetscape (S) The building is in keeping with the 1960s development of Swan
House, while its massing respects the 17th-, 18th- and 19th-century buildings adjacent and opposite
on Pilgrim Street. Its style, however, is incongruous in relation to the earlier buildings.
Contribution to Streetscape Significance Rating: High
Contribution to Streetscape Value Indicator: 1
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 46
Gifford
Report No. 14327.R02RevB
Views (V) The building occupies a key focal point crossing into the city from the Tyne Bridge, but it is
lost due to the scale of surrounding 1960s developments. It is partially visible from the junction of
Pilgrim Street and High Bridge/Worswick Street.
Views Significance Rating: High
Views Value Indicator: 1
Reuse Potential (R) The building has a high reuse potential for office space, while the basement
access allows onsite parking/delivery. Its secure aspects would promote the reuse of the building for
retail involving high value goods (jewellery boutiques) or functions (casino).
Reuse Potential Significance Rating: Moderate
Reuse Potential Value Indicator: 0
Community Association (CA) Formerly the building had a strong association as a Bank of England,
but currently there is no association as the building is vacant. In addition, the vacant nature of the
building is attracting criminal vandalism.
Community Association Significance Rating: Moderate
Community Association Value Indicator: 0
Conservation Statement/Statement of Significance
Vulnerabilities The building is currently extremely vulnerable to illegal activity focused on illegal
salvage, and vandalism. It occupies a prime real estate location that could be extremely profitable as a
site for redevelopment. Forced entry at several points has left the building vulnerable to rainwater
ingress, which will contribute to damage and degradation of the structural soundness of the building.
Additionally there is evidence for damp and mould internally in the basement areas, which could
spread largely unchecked while the building is vacant.
Opportunities The building has a strong reuse potential as offices, and incorporates some high
quality materials in its design. The architectural style is unusual, giving the building a unique and easily
identifiable character as a local landmark. Basement access provides a substantial area for onsite
parking, which could be used to good advantage. The secure nature of the building is a potential
selling point to attract retail in high-value commodities, or functions such as casinos.
Summary & Recommendations
The former Bank of England Building is a robust example of 1960s architecture, which suffers to some
degree by its location adjacent to the much more striking (in scale) Swan House. When viewed from
the north on Pilgrim Street, the building contrasts in style with the earlier vernacular townscape,
although it’s massing respects the earlier buildings, and from this angle the design bridges the gaps in
scale and form of the Pilgrim Street buildings and Swan House to the southeast. Overall the building is
considered to have a Moderate Significance Rating, Total Value Indicator of -1.
In its current condition it is unlikely that any heritage assets of the building will be sustainable. The
building is probably not of sufficient quality and interest to warrant listing, and the significance of the
building has been impacted upon by criminal activity. In order to conserve this building and adapt it for
future use, it needs first to be made secure (steps have been taken to try and prevent further
vandalism). The best way to do this would be to find new occupants. The buildings strongest selling
points are its position at the entrance to the city with great views overlooking the Tyne, its unusual
security features, and its bold architecture. It is recommended that detailed investigation into the
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 47
Gifford
Report No. 14327.R02RevB
practicalities and costs of reinstating the building be undertaken along with an options appraisal for
possible uses.
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 48
Gifford
Report No. 14327.R02RevB
Grade II
Grade II*
Grade II
None
None
None
Local List
None
6,7,8 HIGHAM
PLACE
JOHN DOBSON
HOUSE/OXFORD
GALLERIES
(TIFFANY’S CLUB)
PORTLAND
HOUSE
(BROADCASTING
HOUSE)
TELEPHONE
EXCHANGE
IMAGE HOUSE
SUNCO HOUSE
ENIGMA PUBLIC
HOUSE (WILDERS)
FORMER BANK OF
ENGLAND
0
Very Low
(Weighted)
Very Low
(Weighted)
0
1
0
Very Low
(Weighted)
Low
(Weighted)
0
3
4
3
3
Very Low
(Weighted)
Moderate
(weighted)
High
(Weighted)
Moderate
(Weighted)
Moderate
(Weighted)
Significance
Value
Rating
Indicator
(National)
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Grade II
LAING ART
GALLERY
BUILDING
Designation
Page 49
Moderate
(Balanced)
High
Moderate
High
High
High
High
Very High
Very High
Significance
Rating
0
1
1
Limited
Inspection
assume
moderate
(Balanced)
Limited
Inspection
assume High
Limited
inspection
assume High
0
0
Not seen
assume
Moderate
(Balanced)
0
1
2
0
Moderate
(Balanced)
Materials/
Techniques
Historical
Context
Contribution to
Streetscape
Views
Reuse
Potential
Moderate
High
Moderate
Moderate
Moderate
High
High
High
Very High
0
1
0
0
0
1
1
1
2
Low
High
Moderate
(Balanced)
Moderate
Moderate
High
High
High
High
-1
1
0
0
0
1
1
1
1
Moderate
Moderate
High
High
Moderate
High
High
Moderate
Very High
0
0
1
1
0
1
1
0
2
Moderate
(Balanced)
Moderate
High
Moderate
Moderate
Moderate
Moderate
Moderate
High
0
0
1
0
0
0
0
0
1
Gifford
Report No. 14327.R02RevB
High
(Balanced)
Moderate
High
High
High
Moderate
High
High
Moderate
(balanced)
1
0
1
1
1
0
1
1
0
Low
Moderate
Moderate
Moderate
High
Moderate
Moderate
(balanced)
Moderate
Very High
-1
0
0
0
1
O
0
0
2
Value
Indicator
Community
Association
Value Significance
Value Significance Value Significance Value Significance Value Significance Value Significance
Indicator
Rating
Indicator
Rating
Indicator
Rating
Indicator
Rating
Indicator
Rating
Indicator
Rating
Not seen
assume
Moderate
(Balanced)
Not seen,
assume
Moderate
(Balanced)
Not seen,
Assume High
Very High
Significance
Rating
Condition
Internal
Table 3: Value Indicator System (Scoring by two Gifford Specialists, aggregated and rounded down)
0
1
0
1
1
1
1
2
2
Value
Indicator
Condition
External
-1
5
4
3
3
7
9
9
15
GIFFORD
TOTAL
VALUE
INDICATOR
Moderate
Moderate
Moderate
Moderate
Moderate
High
High
High
Very High
GIFFORD
OVERALL
SIGNIFICANCE
RATING
Assessment of
National
Significance
Level
East Pilgrim Street Newcastle (Phase II)
Condition Appraisal & Conservation Statement
Page 50
LAING ART GALLERY
Very High
Most common rating
BANK OF ENGLAND
PORTLAND HOUSE
TELEPHONE HOUSE
IMAGE HOUSE
Moderate
Gifford
Report No. 14327.R02RevB
6,7,8 HIGHAM PLACE
JOHN DOBSON
HOUSE/OXFORD
GALLERIES
SUNCO HOUSE
ENIGMA PUB
High
Table 4: First-Past-The-Post Significance Rating
Low
Very Low
Very Low
Low
Moderate
High
Very High
OVERALL
SIGNIFICANCE
RATING
KEY
If two values are equal (e.g. three criteria are Moderate and three are Very High) the highest level (i.e. Very High) takes precedence to reflect the Overall Significance Rating of the asset. The Overall Significance Rating is calculated on the
mean value of the most common rating and the second-most common rating (e.g. the mean value between Low, Moderate and High is Moderate, where Low is the most common rating and High is the second-most). In some instances
there is no obvious mean - i.e. there are two intermediate rating options (e.g. where Low is most common rating and Very High is the second-most common, the intermediate options will be Moderate or High). Where this occurs the
Significance Rating is taken as the option closest to the most common rating (i.e. the intermediate option Moderate is closest to the most common rating of Low).
In this case, a national grading system is represented. The Moderate zone reflects heritage assets considered to be moderately significant nationally (e.g. ‘Group value’ Grade II listed buildings). Assets falling into this zone are likely to have
a high local significance. Those falling into the High zone are likely to have a high regional significance (individual Grade II or Grade II*). Those assets falling into the Very High category are of national significance, and will include Grade I
listed buildings and Scheduled Ancient Monuments.
As an alternative means of analysing the results of the above value indicator system, a ‘First-past-the-post’ system for defining Overall Significance Ratings was applied. This provides a critical comparison to the results of the value
indicator system. Based on aggregate Scores presented in Table 3, the most common rating was ascertained, followed by the second most common rating. The most common rating is represented by columns and the second-most by
rows. By reading across and then down, the buildings’ Significance Ratings are apparent by their position within the colour-coded zones.
First-past-the-post system for assessing significance East Pilgrim Street Example
2nd most common rating
Very High
High
Moderate
Low
Very Low
N
Key:
Study Area
Buildings of Very High Significance
Buildings from Phase I are included for Comparison
Buildings of High Significance
Buildings of Moderate Significance
Significance ratings that show a variation between TVI (solid colour) and FPP (hatching) responses
Fig. 4: Spatial Analysis of Significance Ratings for buildings within the Study Area
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6.10
Consideration of Context
6.10.1
The East Pilgrim Street Area Paper (NCC 2006) identifies this area of the City as highly
valued for its historic interest and ease of access. Therefore, it can be considered that the
sensitive treatment of the buildings would help to rejuvenate this area of the City.
Conservation of certain buildings could preserve and enhance the character of the area.
6.10.2
Historically, part of the study area lay outside of the medieval town walls. The presence of
the town walls arrested the northward and eastward spread of development. With the
ultimate disappearance of the walls by the early 19th century, the hitherto extramural area
became the new focus of growth. A century later, the historic core underwent a new wave of
development.
6.10.3
The 19th-century buildings Higham Place and John Dobson House (Tiffany’s Club)
foreshadow the formal classical styles of the Grainger Town buildings, while Portland House
(Broadcasting House) – the former maternity hospital – echoes the Tudor gothic elements of
the Jesus Hospital to the southeast. The strong Baroque architecture of the Laing Art Gallery
acts as a foil to the Grainger Town streets, and, as part of the former central library, it would
have been a more dominant feature in the landscape prior to the construction of John
Dobson Street in the 1960s.
6.10.4
By contrast, unlike the 1920s and 1930s buildings of Carliol House and the Police and Fire
Stations, the contemporary buildings in Carliol Square are less grandiose, and more
utilitarian in appearance. Even so, Sunco House shows some interesting architectural detail
and the classical canon is used to good effect in the receding lights of Image House.
6.10.5
The post- World War II buildings, infilling between those of the 1920s and 1930s
occasionally match the scale of these earlier buildings, but are typically characterised by
clean lines, absence of ornament and thick vertical and horizontal lines, in reaction to
previously constraining classical orders. However, through a combination of poorlyweathering materials, a lack of respect for surrounding streetscape and quickly-dating
designs, they are now considered to be unappealing (e.g. the Bank of England and
Commercial Union House). In addition, they have isolated some of the earlier buildings to
the extent that these seem ill-fitting in their modern environment (e.g. the Enigma Public
House).
6.10.6
The truncation of roads by the motorway, large blocks over-sailing streets, and car-parking
throughout the area have further disjointed the street rhythm. The dilapidation and vacancy
of certain buildings, such as the former bus garage on Worswick Street and the tower block
adjacent to Telephone House, have led to the degradation of a number of streets and thus
the area as a whole.
6.10.7
The fact that Pilgrim Street forms a major historical route from the River Tyne through the
City has been hidden by the imposition of Swan House at the south end and the motorway to
the south and east.
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6.10.8
Analysis of Tables 3 and 4, and Figure 3, indicate that there are two clear groupings of
buildings of high significance within the Phase II Study area, reflecting the assessment of
Overall Significance Ratings. The grouping of buildings in the ‘High’ overall significance
category in the Blue Carpet public area form an important ensemble around the edges of the
open space and around the pre-eminent building in the area – the Laing Art Gallery.
Interestingly, the assessment indicates a very high significance for the Laing which is belied
by its moderate significance nationally. Furthermore, the Laing scores more highly on most
counts than John Dobson House (listed as Tiffany’s Club, formerly Oxford Galleries), despite
the latter being accorded Grade II* status. This is possibly skewed due to levels of access,
but it is clear that the strong Communal values of the Laing – as a public building – outweigh
those of John Dobson House. The spatial grouping also reflects the grain of these buildings
and their inter-relationship. Using the PFPP assessment, Portland House (listed as
Broadcasting House) drops to a moderate significance rating, but this is partially skewed by
the inaccessibility of its interior during assessment.
6.10.9
The buildings grouped around Carliol Square are all rated as moderately significant,
although the FPP system rates Sunco House and the Engima Public house as highly
significant. Again, the results are slightly skewed by the lack of internal assessment.
However, in terms of nodal points in the landscape, Sunco House is important and the
Enigma is the building furthest south and east in the Regeneration Area that reflects the
smaller, medieval grain and plots of the earlier townscape.
6.10.10 Comparison of the results of the present assessment with those from Phase I reveals a
relationship between the significance of the buildings, their massing, and the natural
topography. Both the high status group from the Phase I Study Area and the Blue Carpet
group of Phase II are positioned with some consideration for the natural contours of the Tyne
Valley.
6.11
Protection by Statutory or Local Listing
6.11.1
Those buildings that have statutory protection have a greater probability of being maintained
and any alterations will have to be granted with Listed Building Consent. These buildings
have benefited form a more sustained use than many of those listed buildings assessed in
Phase I. Furthermore, it is clear that sustained occupancy by one lessee/owner is generally
preferable to a succession of different occupants.
6.11.2
Buildings that do not have statutory protection are at risk from alteration or demolition work
being undertaken without recording of any significant architectural features. The Newcastle
City Buildings at Risk Register currently only applies to grade II listed buildings deemed to be
at risk, but will include unlisted buildings within Conservation Areas. Inclusion on this
register or the Local List will not provide statutory protection but will be a material
consideration in applications for planning permission. However, all buildings assessed as
part of this report are currently outside any of the City’s Conservation Areas. A Building
Preservation Notice may be issued, to protect the building for six months, pending a decision
on full listing by the secretary of State based upon advice from the Local Authority and
English Heritage. During this time, any works will have to be granted Listed Building
Consent. In addition, requests for spot-listing can be made to the Secretary of State at any
time, which can lead to a building receiving statutory protection.
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7
Conclusions and recommendations
7.1
The design of the methodology applied by Gifford for evaluating the buildings of this Study
Area was based on the underlying principles of assessing buildings and their settings, laid
down by English Heritage. The system attempts to address the various aspects of
significance and leads to an Overall Significance Rating judgement. When dealing with a
variety of buildings of differing dates, building materials, conditions, uses, et cetera, it is often
hard to make comparisons due to their differences. By noting and comparing the
characteristics of these particular buildings with an objective process, the human error was
decreased.
7.2
Comparison of results from the Total Value Indicator (TVI) System, and the First Past the
Post (FPP) system, helps to identify buildings that are likely to be contentious in the
consideration of their significance. A good example in this case is the Enigma Public House,
which has been included into the Local List of buildings of merit, through a process of public
consultation.
7.3
The East Pilgrim Street area has experienced changes that have left their mark in the very
different styles of architecture and town planning in evidence. The late 20th-century
developments appear to have been the most unsympathetic, and infill developments from
the second half of the 20th century have done little to restore a sense of cohesion to the
area.
7.4
Unlike some of the buildings investigated in Phase I, the majority of the buildings assessed
were in use, apparently with mid- to long-term occupiers, and this has led to better
maintenance. The former Bank of England on Pilgrim Street has suffered from lack of
occupancy, and has become a target for unauthorised salvage of building materials on a
scale that is causing serious degradation. The assessment of condition of buildings was
limited to a visual survey from ground level, in part due to access constraints. Therefore,
detailed structural surveys may need to be carried out on all of the buildings to determine the
range of potential problems that may impact on significance.
7.5
None of the listed buildings assessed in Phase II appeared to be at very high risk, although
some of the unlisted buildings were considered to be at risk by the same criteria. All of the
buildings have architectural merits and if conserved, could make positive contributions to the
streetscape.
7.6
The grouping of the Laing Art Gallery, Higham Place, John Dobson House/Oxford Galleries
(Tiffany’s Club) and Portland House (Broadcasting House) is considered to be very important
for the area, and as an architectural ensemble is thought to be a key draw to the northeast
quarter of the Regeneration Area. The Laing Art Gallery itself is considered to have a very
high significance locally and regionally by virtue of its collections.
7.7
Sunco House, Image House and Telephone House respect the original area of the Gaol, and
work well as a group, although they are impacted upon by surrounding development. As a
reasonable example of Inter-War architecture, Sunco House should be inspected internally
to establish if there are architectural features of interest or diagnostic qualities that would
merit listing of the building. It could also be re-considered for the Local List. The roof line of
Telephone House has been altered, and the pastiche plastic pan-tile cladding detracts from
the original east elevation. Architecturally, Image House is less interesting than the other two
buildings, but its massing and form contribute to the group value, and thus its retention is
considered desirable.
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7.8
Although a reasonable example of 19th-century vernacular town architecture, the Enigma
Public House is isolated in its current setting and is therefore considered to be vulnerable to
redevelopment. One possible option may be to utilise it as a focal point for green space in
what is currently the car park area.
7.9
The former Bank of England occupies a very significant focal point as the principal ‘gateway’
site into the city beyond the Tyne Bridge crossing. However, attention is drawn towards the
adjacent Swan House, by virtue of its size, and the entrance to the city via Pilgrim Street is
compromised as a result. The bank is not without architectural merit, but its internal condition
has adversely affectedits significance.
7.10
The area is suffering from general neglect, although there is potential to draw people into the
southeast and northeast areas of the site through appropriate redevelopment. Pilgrim Street
links the Eldon Square/Northumberland Street retail core with the Quayside and Grainger
Town, and is a valuable resource, but existing pedestrian routes through the area, towards
the north and west, are unattractive and, in some places, intimidating. For the area to be
successfully regenerated, its inherent character (contrasting with Grainger Town and
Northumberland Street) requires nurturing through selective redevelopment. This could be
augmented by the provision of amenities (e.g. lighting, paving, seating and public open
space) that enhance the appreciation of the heritage assets.
7.11
The re-use and recycling the existing building materials can be both cost-effective and
environmentally beneficial, while preserving the character of the area. Character-defining
elements of the buildings could be retained and enhanced in order to take advantage of their
high quality materials and architectural styles that express the historical development of the
area. Therefore, it is recommended that an analysis of the viability of reusing building stock
should be undertaken, as recommended in the Phase I assessment.
7.12
Detailed assessments of significance for individual buildings constitute a vital part of the
understanding of these buildings and the process of conservation. Prior to or during the
rejuvenation works of the existing buildings or the construction of foundations for new
buildings, further historical features or archaeological deposits could be uncovered. Building
recording and investigation, supported by documentary research, during renovation works
could assist greatly in the understanding of the heritage assets and identification of
significant features for preservation. These surveys could form part of the historical record of
the buildings and may enhance their cultural heritage value.
7.13
In the case of repairs, alteration or demolition to a building considered to be a significant
heritage asset, ideally a suitable level of recording work (English Heritage 2006d) would be
completed prior to the works. Any conditions to planning applications would have to be
determined by the Local Authority. The application of temporary listing notices may, in some
cases, be appropriate to regulate future development and help to ensure that elements of the
buildings and surroundings that have heritage significance are recorded prior to their
removal.
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8
Bibliography
Archaeological Services (2006) East Pilgrim Street, Newcastle upon Tyne – archaeological
desk-based assessment and photographic record. University of Durham
Clark (2001) Informed Conservation
English Heritage (2006a) Guidance on Conservation Area Appraisals
English Heritage (2006b) Guidance on the Management of Conservation Areas
English Heritage (2006c) Understanding Historic Buildings: A guide to good recording practice.
English Heritage (2006d) Buildings At Risk Register 2006
English Heritage (2007) Conservation Principles: Policies and Guidance for the Sustainable
Management of the Historic Environment (Second Stage draft consultation).
GVA Lamb and Edge (2007) Worswick Chambers, Worswick Street, Newcastle – Summary of
Proposed Works.
IFA (2001) Standards and Guidance for Archaeological Desk-Based Assessments, Institute of
Field Archaeologists (IFA) September 2001
Kerr (1996) The Conservation Plan
Levrant S (2006a) Pilgrim Street Newcastle Upon Tyne – Historical Assessment. HeritageArchitecture LTD
Levrant S, (Draft 2, 2006b) The Carliol House, Market Street and East Pilgrim Street,
Newcastle – Significance Appraisal. Heritage-Architecture LTD
Levrant S, (Draft 2, 2006c) The Fire Station Building, East Pilgrim Street, Newcastle –
Significance Appraisal. Heritage-Architecture LTD
MacKenzie E, (1827) History of Newcastle; Newcastle
Newcastle City Council (2006a) The East Pilgrim Street Paper
Newcastle City Council (2006b) City Centre Area Action Plan
Newcastle City Council (2006c) Draft Supplementary Planning Document – Archaeology and
Development
Newcastle City Council (2006d) The Newcastle upon Tyne Local List Supplementary Planning
Document
Newcastle City Council (2006e) Conservation, Archaeology, Design and Open Space Issues
Paper
Newcastle City Council (2006f) Leisure, Culture and Tourism Paper
East Pilgrim Street Newcastle (Phase II)
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Report No. 14327.R02RevB
Newcastle City Council (1998) Newcastle Unitary Development Plan (UDP)
PPG15 (1994), Planning and the Historic Environment, Dept of the Environment Planning
Policy Guidance 15, HMSO
PPG16 (1990), Archaeology and Planning, Dept of the Environment Planning Policy Guidance
16, HMSO
Regional Planning Guidance for the North East (RPG 1) (2002), HMSO
Town and Country Planning (Listed Buildings and Conservation Areas) Act, 1990, HMSO
Turley Associates (2006) Pilgrim Street Newcastle Upon Tyne – Urban Analysis.
East Pilgrim Street Newcastle (Phase II)
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9
Appendix 1 – Planning Policy
National Planning Policy
•
The Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990:
This governs the compilation of lists of buildings of special and historical interest. Section 7 of
the Act requires developers to obtain permission before entire or part demolition of a listed
building or alterations that might affect its character or appearance or setting. Section 69 of
the Act requires local planning authorities to designate conservation areas to protect areas of
special architectural or historic interest.
•
Planning Policy Guidance Note 15 (PPG15) ‘Planning and the Historic Environment’
(1994): contains advice for developers and local planning authorities in the consideration of
planning proposals that might affect conservation areas, listed buildings, locally-listed
buildings, other buildings of historic or architectural interest, or their settings.
Paragraphs 2.14 deals with the design of new buildings to stand alongside historic buildings.
Paragraphs 2.16 to 2.17 identify the importance that Government attaches to a consideration
of any potential effects by development on the setting of listed buildings. Paragraphs 2.18 and
2.19 address the re-use issues of listed buildings to ensure their longevity. Paragraph 2.20
notes the use of Article 4 of the GDO can bring certain development of listed buildings under
planning control. Section 3 addresses Listed Building Planning Control, using the following
headings:
• The importance of the building
• Its physical features
• The building’s setting
• The benefits of the proposal
The guidance states that the interest and rarity of the building type ‘in both national and local
terms’ is important in consideration of consent applications as well as particular features such
as plan form and design. Subsection (iv) of paragraph 3.5 also identifies community benefit as
being a relevant consideration. In consideration of the proposed use of a listed building the
PPG states that ‘generally the best way of securing the upkeep of historic buildings is to keep
them in active use’ and this must include an economically viable use, to maintain the upkeep
of the buildings, (paragraphs 3.8 – 3.10). Paragraphs 3.11-3.15 include the considerations for
sensitive alteration of listed buildings, while paragraphs 3.16-3.21 address the issues of
demolition as a last resort and only when all other options have been exhausted and the
removal of the building and its replacement would be a benefit to the surroundings.
Paragraphs 3.22-3.24 discuss the recording of the buildings, in the event of alteration or
demolition, to create a record of the original nature of the structures, prior to change.
Planning Policy Guidance Note 15 (PPG15) ‘Planning and the Historic Environment’
(1994)
2.14 The design of new buildings intended to stand alongside historic buildings needs very
careful consideration. In general it is better that old buildings are not set apart, but are woven
into the fabric of the living and working community. This can be done, provided that the new
buildings are carefully designed to respect their setting, follow fundamental architectural
principles of scale, height, massing and alignment, and use appropriate materials. This does
not mean that new buildings have to copy their older neighbours in detail: some of the most
interesting streets in our towns and villages include a variety of building styles, materials, and
forms of construction, of many different periods, but together forming a harmonious group.
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Further general advice on design considerations which are relevant to the exercise of planning
controls is given in Annex A to PPG1.
2.15 Some historic buildings are scheduled ancient monuments, and many which are not
scheduled are either of intrinsic archaeological interest or stand on ground which contains
archaeological remains. It is important in such cases that there should be appropriate
assessment of the archaeological implications of development proposals before applications
are determined; and that, where permission is to be granted, authorities should consider
whether adequate arrangements have been made for recording remains that would be lost in
the course of works for which permission is being sought. Further advice on archaeology and
planning is given in PPG 16.
The setting of listed buildings
2.16 Sections 16 and 66 of the Act require authorities considering applications for planning
permission or listed building consent for works which affect a listed building to have special
regard to certain matters, including the desirability of preserving the setting of the building. The
setting is often an essential part of the building's character, especially if a garden or grounds
have been laid out to complement its design or function. Also, the economic viability as well as
the character of historic buildings may suffer and they can be robbed of much of their interest,
and of the contribution they make to townscape or the countryside, if they become isolated
from their surroundings, e.g. by new traffic routes, car parks, or other development.
2.17 Local planning authorities are required under section 67 of the Act to publish a notice of
all applications they receive for planning permission for any development which, in their
opinion, affects the setting of a listed building. This provision should not be interpreted too
narrowly: the setting of a building may be limited to obviously ancillary land, but may often
include land some distance from it. Even where a building has no ancillary land - e.g. in a
crowded urban street - the setting may encompass a number of other properties. The setting
of individual listed buildings very often owes its character to the harmony produced by a
particular grouping of buildings (not necessarily all of great individual merit) and to the quality
of the spaces created between them. Such areas require careful appraisal when proposals for
development are under consideration, even if the redevelopment would only replace a building
which is neither itself listed nor immediately adjacent to a listed building. Where a listed
building forms an important visual element in a street, it would probably be right to regard any
development in the street as being within the setting of the building. A proposed high or bulky
building might also affect the setting of a listed building some distance away, or alter views of
a historic skyline. In some cases, setting can only be defined by a historical assessment of a
building's surroundings. If there is doubt about the precise extent of a building's setting, it is
better to publish a notice.
Changes of use
2.18 New uses may often be the key to a building's or area's preservation, and controls over
land use, density, plot ratio, daylighting and other planning matters should be exercised
sympathetically where this would enable a historic building or area to be given a new lease of
life. The Secretary of State is not generally in favour of tightening development controls over
changes of use as a specific instrument of conservation policy. He considers that, in general,
the same provisions o change of use should apply to historic buildings as to all others.
Patterns of economic activity inevitably change over time, and it would be unrealistic to seek to
prevent such change by the use of planning controls.
2.19 Advice on the planning aspects of re-use and adaptation of rural buildings is given in
PPG 7 (paragraph 2.15 and Annex D). English Heritage has also issued guidance entitled The
Conversion of Historic Farm Buildings. Special considerations apply in Green Belts (see PP
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2). Article 4 directions for listed buildings 2.20 Under article 5 of the GDO, directions under
article 4 bringing certain categories of permitted development within planning control can be
made by local authorities without the need for approval by the Secretary of State if they relate
solely to a listed building or to development within the curtilage of a listed building, provided
they do not affect the carrying out of development by a statutory undertaker. Authorities are
reminded that permitted development rights should not be restricted without good reason; but
there will nevertheless be cases where it will be desirable to invoke this power to ensure that
the immediate setting of a listed building is protected when minor development is proposed.
For example, farm buildings converted to new uses may otherwise generate curtilage
developments - such as garages, fuel tanks or fences - that may not be suitable in an
agricultural setting.
Listed Buildings
3.8 Generally the best way of securing the upkeep of historic buildings and areas is to keep
them in active use. For the great majority this must mean economically viable uses if they are
to survive, and new, and even continuing, uses will often necessitate some degree of
adaptation. The range and acceptability of possible uses must therefore usually be a major
consideration when the future of listed buildings or buildings in conservation areas is in
question.
3.9 Judging the best use is one of the most important and sensitive assessments that local
planning authorities and other bodies involved in conservation have to make. It requires
balancing the economic viability of possible uses against the effect of any changes they entail
in the special architectural and historic interest of the building or area in question. In principle
the aim should be to identify the optimum viable use that is compatible with the fabric, interior,
and setting of the historic building. This may not necessarily be the most profitable use if that
would entail more destructive alterations than other viable uses. Where a particular compatible
use is to be preferred but restoration for that use is unlikely to be economically viable, grant
assistance from the authority, English Heritage or other sources may need to be considered.
3.10 The best use will very often be the use for which the building was originally designed, and
the continuation or reinstatement of that use should certainly be the first option when the
future of a building is considered. But not all original uses will now be viable or even
necessarily appropriate: the nature of uses can change over time, so that in some cases the
original use may now be less compatible with the building than an alternative. For example,
some business or light industrial uses may now require less damaging alterations to historic
farm buildings than some types of modern agricultural operation. Policies for development and
listed building controls should recognise the need for flexibility where new uses have to be
considered to secure a building's survival.
3.11 If a building is so sensitive that it cannot sustain any alterations to keep it in viable
economic use, its future may nevertheless be secured by charitable or community ownership,
preserved for its own sake for local people and for the visiting public, where possible with non­
destructive opportunity uses such as meeting rooms. Many listed buildings subsist
successfully in this way - from the great houses of the National Trust to buildings such as
guildhalls, churches and windmills cared for by local authorities or trusts - and this possibility
may need to be considered. The Secretaries of State attach particular importance to the
activities of the voluntary sector in heritage matters: it is well placed to tap local support,
resources and loyalty, and buildings preserved in its care can make a contribution to
community life, to local education, and to the local economy.
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Alterations and extensions
3.12 Many listed buildings are already in well-established uses, and any changes need be
considered only in this context. But where new uses are proposed, it is important to balance
the effect of any changes on the special interest of the listed building against the viability of
any proposed use and of alternative, and possibly less damaging, uses. In judging the effect of
any alteration or extension it is essential to have assessed the elements that make up the
special interest of the building in question. They may comprise not only obvious visual features
such as a decorative facade or, internally, staircases or decorated plaster ceilings, but the
spaces and layout of the building and the archaeological or technological interest of the
surviving structure and surfaces. These elements are often just as important in simple
vernacular and functional buildings as in grander architecture.
3.13 Many listed buildings can sustain some degree of sensitive alteration or extension to
accommodate continuing or new uses. Indeed, cumulative changes reflecting the history of
use and ownership are themselves an aspect of the special interest of some buildings, and the
merit of some new alterations or additions, especially where they are generated within a
secure and committed long-term ownership, should not be discounted. Nevertheless, listed
buildings do vary greatly in the extent to which they can accommodate change without loss of
special interest. Some may be sensitive even to slight alterations; this is especially true of
buildings with important interiors and fittings - not just great houses, but also, e.g. chapels with
historic fittings or industrial structures with surviving machinery. Some listed buildings are the
subject of successive applications for alteration or extension: in such cases it needs to be
borne in mind that minor works of indifferent quality, which may seem individually of little
importance, can cumulatively be very destructive of a building's special interest.
3.14 As noted above, the listing grade is a material consideration but is not of itself a reliable
guide to the sensitivity of a building to alteration or extension. For example, many Grade II
buildings are of humble and once common building types and have been listed precisely
because they are relatively unaltered examples of a particular building type; so they can as
readily have their special interest ruined by unsuitable alteration or extension as can Grade I
or II* structures.
3.15 Achieving a proper balance between the special interest of a listed building and
proposals for alterations or extensions is demanding and should always be based on specialist
expertise; but it is rarely impossible, if reasonable flexibility and imagination are shown by all
parties involved. Thus, a better solution may be possible if a local planning authority is
prepared to apply normal development control policies flexibly; or if an applicant is willing to
exploit unorthodox spaces rather than set a standardized requirement; or if an architect can
respect the structural limitations of a building and abandon conventional design solutions in
favour of a more imaginative approach. For example, standard commercial office floorloadings are rarely needed in all parts of a building, and any unusually heavy loads can often
be accommodated in stronger areas such as basements. The preservation of facades alone,
and the gutting and reconstruction of interiors, is not normally an acceptable approach to the
re-use of listed buildings: it can destroy much of a building's special interest and create
problems for the long-term stability of the structure.
Demolitions
3.16 While it is an objective of Government policy to secure the preservation of historic
buildings, there will very occasionally be cases where demolition is unavoidable. Listed
building controls ensure that proposals for demolition are fully scrutinised before any decision
is reached. These controls have been successful in recent years in keeping the number of
total demolitions very low. The destruction of historic buildings is in fact very seldom
necessary for reasons of good planning: more often it is the result of neglect, or of failure to
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make imaginative efforts to find new uses for them or to incorporate them into new
development.
3.17 There are many outstanding buildings for which it is in practice almost inconceivable that
consent for demolition would ever be granted. The demolition of any Grade I or Grade II*
building should be wholly exceptional and should require the strongest justification. Indeed,
the Secretaries of State would not expect consent to be given for the total or substantial
demolition of any listed building without clear and convincing evidence that all reasonable
efforts have been made to sustain existing uses or find viable new uses, and these efforts
have failed; that preservation in some form of charitable or community ownership is not
possible or suitable (see paragraph 3.11); or that redevelopment would produce substantial
benefits for the community which would decisively outweigh the loss resulting from demolition.
The Secretaries of State would not expect consent to demolition to be given simply because
redevelopment is economically more attractive to the developer than repair and re-use of a
historic building, or because the developer acquired the building at a price that reflected the
potential for redevelopment rather than the condition and constraints of the existing historic
building.
3.18 Where proposed works would not result in the total or substantial demolition of the listed
building or any significant part of it, the Secretaries of State would expect the local planning
authority to address the same considerations as it would in relation to an application in respect
of alterations or extensions (see paragraphs 3.12 to 3.15 above).
3.19 Where proposed works would result in the total or substantial demolition of the listed
building, or any significant part of it, the Secretaries of State would expect the authority, in
addition to the general considerations set out in paragraph 3.5 above, to address the following
considerations:
i. the condition of the building, the cost of repairing and maintaining it in relation to its
importance and to the value derived from its continued use. Any such assessment should be
based on consistent and long-term assumptions. Less favourable levels of rents and yields
cannot automatically be assumed for historic buildings. Also, they may offer proven technical
performance, physical attractiveness and functional spaces that, in an age of rapid change,
may outlast the short-lived and inflexible technical specifications that have sometimes shaped
new developments. Any assessment should also take account of the possibility of tax
allowances and exemptions and of grants from public or charitable sources. In the rare cases
where it is clear that a building has been deliberately neglected in the hope of obtaining
consent for demolition, less weight should be given to the costs of repair;
ii. the adequacy of efforts made to retain the building in use. The Secretaries of State would no
expect listed building consent to be granted for demolition unless the authority (or where
appropriate the Secretary of State himself) is satisfied that real efforts have been made
without success to continue the present use or to find compatible alternative uses for the
building. This should include the offer of the unrestricted freehold of the building on the open
market at a realistic price reflecting the building's condition (the offer of a lease only, or the
imposition of restrictive covenants, would normally reduce the chances of finding a new use
for the building);
iii. the merits of alternative proposals for the site. Whilst these are a material consideration, the
Secretaries of State take the view that subjective claims for the architectural merits of
proposed replacement buildings should not in themselves be held to justify the demolition of
any listed building. There may very exceptionally be cases where the proposed works would
bring substantial benefits for the community which have to be weighed against the arguments
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in favour of preservation. Even here, it will often be feasible to incorporate listed buildings
within new development, and this option should be carefully considered: the challenge
presented by retaining listed buildings can be a stimulus to imaginative new design to
accommodate them.
•
Planning Policy Guidance Note 16 (PPG 16) ‘Archaeology and Planning’, (1990):
contains guidance notes on the relating to archaeology within the planning process. It points
out that where a desk-based assessment has highlighted the possibility for significant
archaeological deposits within a development area, it is reasonable to provide more detailed
information from a field evaluation so that an appropriate strategy to mitigate the effects of
development on archaeology can be devised (see Appendix 1).
Should the presence of archaeological deposits be confirmed, further guidance is provided.
Archaeology and Planning stresses preservation in situ of archaeological deposits as a first
consideration (paragraph 8). Paragraph 18 addresses the desirability to preserve a
monument, registered or unregistered within its surroundings, in relation to planning
applications. A developer should arrange for an investigation of the archaeological remains to
be carried out, to a level, depending on the nature and process of the development
(paragraph 21). However, for archaeological deposits that are not of such significance, it is
appropriate for them to be ‘preserved by record’ (i.e. fully excavated and recorded by a
competent archaeological contractor) prior to their destruction or damage (paragraph 25). The
discovery of archaeological remains during developments is addressed in paragraph 31.
Planning Policy Guidance Note 16 (PPG 16) ‘Archaeology and Planning’ (1990)
8. With the many demands of modern society, it is not always feasible to save all
archaeological remains. The key question is where and how to strike the right balance. Where
nationally important archaeological remains, whether scheduled or not, and their settings, are
affected by proposed development there should be a presumption in favour of their physical
preservation. Cases involving archaeological remains of lesser importance will not always be
so clear cut and planning authorities will need to weigh the relative importance of archaeology
against other factors including the need for the proposed development (see also paragraph
27). Regardless of the circumstances, taking decisions is much easier if any archaeological
aspects of development site can be considered early on in the planning and development
control process. This is discussed in Section B.
18. The desirability of preserving an ancient monument and its setting is a material
consideration in determining planning applications whether that monument is scheduled or
unscheduled. Developers and local authorities should take into account archaeological
considerations and deal with them from the beginning of the development control process.
Where local planning authorities are aware of a real and specific threat to a known
archaeological site as a result of the potential exercise of permitted development rights (as set
out in Schedule 2 to the Town and Country Planning General Development Order 1988) they
may wish to consider the use of their powers under Article 4 of that Order to withdraw those
rights and to require specific planning permission to be obtained before development can
proceed. Most such directions require the Secretary of State's approval, either before they
come into effect or within six months of being made, unless they relate solely to a listed
building. Further advice on the use of Article 4 Directions is given in Appendix D to DOE
Circular 22/88.
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(a) The First Step: Early Consultations between Developers and Planning Authorities
19. The needs of archaeology and development can be reconciled, and potential conflict very
much reduced, if developers discuss their preliminary plans for development with the planning
authority at an early stage. Once detailed designs have been prepared and finance lined up,
flexibility becomes much more difficult and expensive to achieve. In their own interests,
therefore, prospective developers should in all cases include as part of their research into the
development potential of a site, which they undertake before making a planning application, an
initial assessment of whether the site is known or likely to contain archaeological remains. The
first step will be to contact the County Archaeological Officer or equivalent who holds the
SMR, or English Heritage in London. The SMR provides information about the locations
where archaeological remains are known or thought likely to exist. Where important remains
are known to exist or where the indications are that the remains are likely to prove important,
English Heritage are also ready to join in early discussions and provide expert advice. Special
notification requirements apply in designated Areas of Archaeological Importance - see Annex
3, paragraphs 19-20.
20. These consultations will help to provide prospective developers with advance warning of
the archaeological sensitivity of a site. As a result they may wish to commission their own
archaeological assessment by a professionally qualified archaeological organisation or
consultant. This need not involve fieldwork. Assessment normally involves desk-based
evaluation of existing information: it can make effective use of records of previous discoveries,
including any historic maps held by the County archive and local museums and record offices,
or of geophysical survey techniques.
(b) Field Evaluations
21. Where early discussions with local planning authorities or the developer's own research
indicate that important archaeological remains may exist, it is reasonable for the planning
authority to request the prospective developer to arrange for an archaeological field evaluation
to be carried out before any decision on the planning application is taken. This sort of
evaluation is quite distinct from full archaeological excavation. It is normally a rapid and
inexpensive operation, involving ground survey and small-scale trial trenching, but it should be
carried out by a professionally qualified archaeological organisation or archaeologist. The
Institute of Field Archaeologists (see Annex 1 for address), publishes a Directory of members,
which developers may wish to consult. Evaluations of this kind help to define the character
and extent of the archaeological remain that exist in the area of a proposed development, and
thus indicate the weight which ought to be attached to their preservation. They also provide
information useful for identifying potential options for minimising or avoiding damage. On this
basis, an informed and reasonable planning decision can be taken.
25. Planning authorities should not include in their development plans policies requiring
developers to finance archaeological works in return for the grant of planning permission. By
the same token developers should not expect to obtain planning permission for
archaeologically damaging development merely because they arrange for the recording of
sites whose physical preservation in situ is both desirable (because of their level of
importance) and feasible. Where planning authorities decide that the physical preservation in
situ of archaeological remains is not justified in the circumstances of the case and that
development resulting in the destruction of the archaeological remains should proceed, it
would be entirely reasonable for the planning authority to satisfy itself before granting planning
permission, that the developer has made appropriate and satisfactory provision for the
excavation and recording of the remains. Such excavation and recording should be carried out
before development commences, working to a project brief prepared by the planning authority
and taking advice from archaeological consultants. This can be achieved through agreements
reached between the developer, the archaeologist and the planning authority (see following
paragraph). Such agreements should also provide for the subsequent publication of the results
of the excavation. In the absence of such agreements planning authorities can secure
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excavation and recording by imposing conditions (see paragraphs 29 and 30). In particular
cases where the developer is a non-profit making community body, such as a charitable trust
or housing association, which is unable to raise the funds to provide for excavation and
subsequent recording without undue hardship, or in the case of an individual who similarly
does not have the means to fund such work, an application for financial assistance may be
made to English Heritage.
Discovery of Archaeological Remains during Development
31. The preceding guidance (paragraphs 19 and 20 in particular) has been framed to minimise
occasions when totally unexpected problems arise while development is in progress.
Nevertheless, and in spite of the best pre-planning application research, there may be
occasions when the presence of archaeological remains only becomes apparent once
development has commenced.
Developers may wish to consider insuring themselves against the risk of a substantial loss
while safeguarding the interest of historic remains unexpectedly discovered on the site.
Conflicts that may otherwise arise between developers and archaeologists may not be easy to
solve although English Heritage, who have a great deal of experience in handling these
situations, are ready to offer practical advice, as is the British Archaeologists' and Developers'
Liaison Group. Where fresh archaeological discoveries are deemed by the Secretary of State,
on English Heritage's advice, to be of national importance, in accordance with his published
criteria (see Annex 4), the Secretary of State for National Heritage has power to schedule the
remains. In that event developers would need to seek separate scheduled monument consent
before they continue work. It is also open to a planning authority or the Secretary of State to
revoke a planning permission if deemed necessary, in which case there is provision for
compensation. In the majority of cases, however, it should prove possible for the parties to
resolve their differences through voluntary discussion and for a satisfactory compromise to be
reached.
•
Regional Planning Guidance for the North East (RPG 1) (2002): addresses the treatment
of archaeology and built environment resources of the region, making reference to PPG15 and
16. The section on the Built Environment (p.53ff) discusses archaeological remains within the
context of historic landscapes and historic settlements. Views of historic importance are to be
protected. Listed buildings and their settings are to be preserved where possible and
alterations applied for through the planning application process. Similarly, there is an
emphasis on the re-use and regeneration of derelict land, outworn buildings, traditional
architectural materials and preservation of the character of the areas.
Regional Planning Guidance for the North East (RPG 1) (2002):
ENV14 – Historic Landscapes
Development Plans and other strategies should:
• seek to conserve the historic landscapes of the region;
• seek to preserve, in situ, scheduled archaeological sites of national importance and, where
appropriate, other archaeological remains of more than local importance; and
• identify and give an appropriate degree of protection to historic parks and gardens
battlefields, ancient field systems, green lanes trackways, industrial monuments and other
non-scheduled archaeological sites, which reflects their national or regional importance.
ENV17 – Historic Settlements
Development Plans and other strategies should:
• seek to protect and enhance the character of historic settlements or individual sites in the
region, and provide for necessary development in locations that do not adversely affect their
character. Where large scale new development cannot be accommodated in such settlements
without damage to their character, strong policies of restraint will be appropriate; and
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• address the overall impact of highway design standards and parking controls, along with the
design and location of signage, street furniture and lighting in historic settlements, to ensure
that they are fully sympathetic to the local environment.
ENV18 – Views of Strategic Importance
Development Plans and other strategies should protect views from, and to, important
structures such as historic towns, castles and monuments.
ENV19 – Listed Buildings
Development Plans and other strategies should:
• pay special regard to the desirability of preserving listed buildings, their settings and any
features of special architectural or historic interest which they possess;
• strongly resist the demolition of listed buildings; and
• set out clearly the criteria to apply to proposals to alter, extend or change the use of listed
buildings.
ENV20 – Conservation Initiatives
Development Plans and other strategies should take account of the initiatives and priorities of
English Heritage and other conservation bodies in the region, integrating these into
regeneration proposals wherever appropriate.
ENV21 – Conservation & Environmental Improvement
Development Plans and other strategies should:
• encourage the reclamation of derelict land, giving a high priority to regenerating outworn and
despoiled areas;
• ensure the conservation of naturalised or historically-important areas of previously developed
land and facilitate their improvement and management; and
• encourage the improvement of coastal areas that have been adversely affected by
development.
ENV22 – Built Development
Development Plans and other strategies should:
• seek to ensure a high standard of built development and design throughout the region;
• seek to promote high quality contemporary architecture or local styles, where appropriate, in
building design and the use of materials appropriate to the development and its location;
• encourage recycling and re-use of traditional materials, where appropriate, and where the
existing built environment would not be harmed; and
• seek to maximise energy efficiency in new and existing buildings through appropriate design
criteria and consider preparing Village Design Statements and Countryside Design
Summaries, in conjunction with the local community, to assist in informing appropriate design.
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•
Local Policy for Newcastle consists of the Local Development Framework (LDF) which
contains a series of documents relating to the City. However, policies from the Newcastle
Unitary Development Plan (UDP) (1998) still apply.
Newcastle Unitary Development Plan (UDP) (1998)
DESIGN
EN1 ALL DEVELOPMENT WILL BE REQUIRED TO MEET HIGH STANDARDS OF
DESIGN.
EN1.1 ALL DEVELOPMENT WILL BE REQUIRED TO MEET HIGH STANDARDS OF DESIG
IN ACCORDANCE WITH THE FOLLOWING PRINCIPLES:
A. RETAINING THE BEST BUILDINGS;
B. TAKING FULL ADVANTAGE OF LANDFORM, LANDSCAPE AND OTHER SITE
FEATURES;
C. INTEGRATING DEVELOPMENT INTO ITS SETTING WITH REGARD TO THE SCALE
AND
PATTERN OF SURROUNDING BUILDINGS AND SPACES, AND LINKS IN TH
PEDESTRIAN ROUTE NETWORK;
D. RELATING TO THE MATERIALS AND DESIGN CHARACTERISTICS OF
SURROUNDING BUILT DEVELOPMENT;
E. FACILITATING SAFE PEDESTRIAN MOVEMENT;
F. DESIGNING FOR EQUAL ACCESSIBILITY FOR ALL USERS REGARDLESS OF AGE OR
DISABILITIES, AND MINIMISING OPPORTUNITIES FOR CRIME;
G. ENSURING NEW BUILDINGS ARE ADAPTABLE TO USE FOR OTHER PURPOSES;
H. A COMPREHENSIVE AND CO-ORDINATED APPROACH TO NEW DEVELOPMENTS OF
MORE THAN ONE BUILDING;
I. INCORPORATING HARD AND SOFT LANDSCAPING AS AN INTEGRAL PART OF
DESIGN, MAXIMISING TREE PLANTING WHERE APPROPRIATE, AND PROVIDING FOR
ITS LONG TERM MAINTENANCE;
J. MINIMISING ADVERSE IMPACTS ON NEARBY LAND USES;
K. MINIMISING IMPACTS ON ACTIVITIES ON NEIGHBOURING OPEN LAND AND
COUNTRYSIDE; AND
L. MAXIMISING THE USE OF BUILDINGS, STRUCTURES AND LAND FORMS TO SCREEN
NOISE SENSITIVE DEVELOPMENT AND SPACES.
EN2.1 DEVELOPMENT WHICH WOULD HARM THE FOLLOWING VIEWS WILL NOT BE
ALLOWED:
C. FROM OR ACROSS THE RIVER TYNE;
EN2.2 THE FOLLOWING BUILDINGS AND STRUCTURES ARE IDENTIFIED FOR THE
PURPOSES OF POLICY EN2.1: 8. Swan House
•
City Centre Area Action Plan (March 2006): contains five papers that address elements of
the cultural heritage:
•
The Leisure, Culture and Tourism Paper (February 2006): discusses the large amounts of
tourism, leading to regeneration.
•
The Conservation, Archaeology, Design and Open Space Issues Paper (February 2006):
discusses the four conservation areas of the City and the possibility for updating the
boundaries, the listed buildings and Grainger Town area, the compilation of the draft Local List
of buildings of local architectural or historic merit, the production of supplementary planning
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guidance for the East Pilgrim Street area amongst other issues, the historic core of the City
Centre as an Area of known or Potential Archaeological Importance and the Scheduled
Ancient Monuments within the City Centre.
•
The East Pilgrim Street Paper (February 2006): addresses the entire regeneration area
including the Study Area of this report and its importance in terms of a resource for
regeneration with many unused or vacant, historic and listed buildings. The area has a range
of historic buildings which are noted for retention where possible and the value of the area is
enhanced by its close proximity to the retail centre of the City and the high level of transport
links (see Appendix 1).
•
The Draft Supplementary Planning Document – Archaeology and Development
(December 2006): addresses the historical importance of Newcastle, the relevant planning
policy and legislation, the survival of archaeological remains within the City centre and an
explanation of the role of archaeology in the planning application process. Two policies are
given as examples for inclusion in the City Centre Area Action Plan.
•
The Newcastle upon Tyne Local List Supplementary Planning Document (September
2006): explains the criteria for inclusion on the Local List and that those structures included in
the list do not have any protection, regarding planning controls for alteration or demolition.
The inclusion on the list is to ‘encourage owners to take pride in the care of their property’
(paragraph 3.1).
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