EAST PILGRIM STREET - newcastle.gov.uk · EAST PILGRIM STREET ... the Bank of England at the southern end of Pilgrim Street. The 1992 OS shows the area essentially in its present

EAST PILGRIM STREET REGENERATION OPPORTUNITY AREA Historic Environment Analysis

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East Pilgrim Street Historic Environment Analysis Page 1

East Pilgrim Street - Regeneration Opportunity Area Historic Environment Analysis - November 2007

Part 1: Context .............................................................................................................. 31.1 Introduction ................................................................................................ 31.2 East Pilgrim Street Regeneration Opportunity Area ................................... 3

Part 2: Historical Development of the Regeneration Opportunity Area ................... 42.1 Overview .................................................................................................... 42.2 Important Buildings and Context ................................................................ 6

Part 3: Historic Environment - Regeneration Opportunity Area Analysis................ 83.1 Northern Sub-area ................................................................................... 103.2 Central Sub-area...................................................................................... 163.3 Southern Sub-area ................................................................................... 23

Part 4: Good Practice ................................................................................................. 29

Part 5: Historic Environment Conclusions and Issues ........................................... 315.1 Regeneration Opportunity Area ............................................................... 315.2 Northern Sub-area ................................................................................... 325.3 Central Sub-area...................................................................................... 335.4 Southern Sub-area ................................................................................... 34

Part 6: East Pilgrim Street Regeneration Opportunity Area EmergingDevelopment Principles ................................................................................. 36

Appendices ................................................................................................................. 38Appendix 1 East Pilgrim Street Regeneration Opportunity Area map ......... 39

Appendix 3 Listed Buildings, Scheduled Ancient Monument and

Appendix 4 Scheduled Ancient Monument andListed Building Descriptions and Local List Building

Appendix 2 Historical maps ........................................................................ 402a Speed 1611 .............................................................................. 412b Corbridge 1723 ........................................................................ 422c Armstrong 1769........................................................................ 432d 1st Edition Ordnance Survey 1879 .......................................... 442e 2nd Edition Ordnance Survey 1898 ......................................... 452f 3rd Edition Ordnance Survey 1919 .......................................... 462g 4th Edition Ordnance Survey 1940-47 ..................................... 472h Ordnance Survey 1992 ............................................................ 48

Local List Buildings .................................................................. 49

Statements of Significance ....................................................... 504a Scheduled Ancient Monument Description .............................. 514b Listed Building Descriptions .................................................... 554c Local List Building Statements of Significance ........................ 70

Appendix 5 East Pilgrim Street Regeneration Opportunity Area Sub-areas ... 71Appendix 6 Glossary ................................................................................... 72

page 2 East Pilgrim Street Historic Environment Analysis

Part 1: Context

1.1 Introduction

This background report is intended to draw together the analysis of the historic environment within the East Pilgrim Street Regeneration Opportunity Area and set out conclusions and issues which have contributed to the production of a set of emerging ‘Development Principles’. These principles align with those stated within the ‘East Pilgrim Street Regeneration Opportunity Area Options Consultation Report’ and the East Pilgrim Street Background Reports – Urban Design Analysis and Transportation Analysis.

1.2 East Pilgrim Street Regeneration Opportunity Area

The boundary of the East Pilgrim Street Regeneration Opportunity Area has been identified following consideration of the relationship between the existing buildings, spaces and streets within the East Pilgrim Street area and its City Centre surroundings (see Appendix 1).

The defined Regeneration Opportunity Area is bounded by Saville Row and Durant Road in the north, the Central Motorway in the east, Pilgrim Street in the west and extends as far as Swan House roundabout and Cuthbert House in the south. The area is located wholly within the City Centre. In total the area covers some 17 hectares representing nearly 5% of the overall City Centre.

The Regeneration Opportunity Area is very significant in heritage and archaeological terms within the City. It possesses one of the most important medieval thoroughfares through the Town (Pilgrim Street) and contains one scheduled ancient monument, twelve statutorily listed buildings and one statutorily listed structure, which are of special architectural or historic interest, two locally listed buildings and some unlisted buildings which may be considered to be of architectural or historic merit. In addition, many parts of the area are of potential archaeological significance.


Part 2: Historical Development of the Regeneration Opportunity Area

2.1 Overview

The following is a brief overview of the main periods of historical development of the East Pilgrim Street area.

Pilgrim Street is one of the most important medieval thoroughfares through Newcastle and may represent one of the oldest routeways in the City. Its name is thought to come from the use of the route by pilgrims who passed through the Pilgrim Gate in the Town Walls to visit St Mary’s Chapel in Jesmond, or it could possibly refer to pilgrims visiting the Franciscan Friary which once stood in Pilgrim Street.

Historical maps of the area illustrate the built form development of the area and highlight the major periods of change (see Appendix 2).

Pilgrim Street was a prosperous and popular route in the medieval period. Early maps, such as Speed’s map of 1611 and Corbridge’s map of 1723 show that the Pilgrim Street frontage was built up by the early 17th Century. Development on the eastern side of Pilgrim Street was limited to a line of dwellings fronting Pilgrim Street (some of them being important houses) and gardens/open space to the rear as far as the Erick Burn and Carliol Croft. Properties shown fronting Pilgrim Street were based on typical medieval burgage style developments with narrow frontages to the street and long narrow buildings extending at right angles from the street frontage creating a density to the Pilgrim Street elevation. By the late 18th Century the burgage plots were further developed with additions or extensions to the original street frontage, illustrated by Armstrong’s map of 1769. Speculative developments were positioned in courtyards behind the street frontage, accessed by alleyways.

The dismantling of the Town Walls began in the mid 1700’s along the Quayside and progressed across the rest of the Town, in parts where the wall prevented the spread of the Town, until the 1830’s. Plummer Tower was remodelled by the Company of Masons as a meeting hall in 1740. Austin Tower, then later Carliol Tower, (which were located within or near the Regeneration Opportunity Area) were both demolished. The Pilgrim Street Gate was demolished in 1802. Pilgrim Street was a main route into the Town from the Quayside via Akenside Hill prior to the Richard Grainger redevelopment of the Town in the 1830’s.

The 1st ed. OS (1879) illustrates that co-inciding with the demolition of the Town Walls there was a substantial increase in development in the East Pilgrim Street area – particularly outside the line of the Town Wall – creating a dense urban pattern. Development continued to replicate the medieval burgage plot characteristics. Several of the burgage plots can be seen to have formed courts, with alleyways and self-contained yards serving separate buildings. Some of these structures would have been workshops and industrial areas and others would be dwellings. Contrasting with this style of development was the Gaol on Carliol Square which was built between 1823 and 1827.


Also at this time it is thought that the Erick Burn was backfilled, raising the land level and preserving possible archaeological deposits beneath.

The pace of development slowed in the late 19th Century and the 2nd ed OS (1898) indicates that some demolition had taken place since the 1st ed was published but despite this, the very dense grain to Pilgrim Street had been maintained through infill developments to the rear of previously established plots. Manor’s Station is illustrated as is Worswick Street (1875) formed by the demolition of two of the burgage plots which faced onto Pilgrim Street.

As with the late 19th Century, in the early 20th Century there was a much reduced rate of development within Newcastle. However, the 3rd ed OS (1919) illustrates an even more industrialised landscape with significant changes within the East Pilgrim Street area. New streets, such as Market Street and New Bridge Street were constructed, and new buildings, such as the Laing Art Gallery, were built. The importance of Pilgrim Street as a route into the City gradually diminished in the mid-late 19th Century and early 20th Century until the building of the new Tyne Bridge.

The construction of the new Tyne Bridge in 1925-28 had a huge impact on the character of Pilgrim Street. The bridge brought a substantial increase in the river crossing capacity between Gateshead and Newcastle with a far greater flow of traffic able to access the City via the arterial route of Pilgrim Street. As a result new development of a much larger/ grander scale than the previous medieval development, such as Carliol House, Central Police Station, Magistrates Court and Fire Station, were built. This was the main focus of development within the City at this time.

The changes that the new bridge and the influx of development brought to the area are illustrated on the 4th ed OS (1940-47). It also shows the demolition of the Gaol and the development of Carliol Square as it stands now including the Telephone Exchange (Telephone House). The Worswick Street/Carliol Street/Pilgrim Street block, occupying the south west corner of the Regeneration Opportunity Area remains the only portion of the site to still express any form of medieval character of the Pilgrim Street frontage.

In the late 20th century the Central Motorway East truncated Pilgrim Street (1960s) leading to the development of Swan House and a number of new buildings were built such as Commercial Union House on Pilgrim Street, the south east corner of Carliol Square and the Bank of England at the southern end of Pilgrim Street. The 1992 OS shows the area essentially in its present form.


2.2 Important Buildings and Context

The following is an overview of the statutorily recognised built heritage within the Regeneration Opportunity Area (see Appendix 3 for map).

Heritage Audit

Areas of Archaeological Potential

There is considerable potential for the preservation of medieval and post-medieval archaeological deposits within the area. The eastern portion of the core of medieval Newcastle lay within the bounds of the area, with one of the Town’s main thoroughfares, portions of minor streets, the Town Wall and ditch and a medieval Friary and cemetery all present within the area. It is probable that the remains of medieval tenements are present stretching back from the street frontage of Pilgrim Street. Fragmentary remains of the Town Wall may survive in the south east of the area. Remains of the Austin Friary and cemetery may survive on the Holy Jesus Hospital site. Significant archaeological deposits may be preserved within the remains of both the backfilled Town ditch and the course of the Erick Burn.

Post-medieval remains relating to the historic uses of buildings along Pilgrim Street may survive along the Street frontage, extending eastwards as far as the former line of Erick Street. It is likely that remains of the Gaol survive within Carliol Square. A number of buildings within the area relate to the later post-medieval and early modern periods.

Scheduled Ancient Monument (See Appendix 4 for full description)

�� Plummer Tower with associated fragments of the Town Wall.

Listed Buildings/Structures (List Entries) (See Appendix 4 for full descriptions)

One Grade I �� Plummer Tower, Croft Street (East side) (Also Scheduled Ancient Monument).

Two Grade II* �� John Dobson House (West part), New Bridge Street (North side). Listed as Tiffany’s

Club. �� Holy Jesus Hospital, City Road (North side). Listed as John George Joicey

Museum.

Ten Grade II �� Laing Art Gallery, Higham Place (West side). Formerly listed in New Bridge Street. �� 6, 7 and 8 Higham Place (East side). �� Portland House, New Bridge Street (South side). Listed as Broadcasting House. �� Carliol House, Market Street East (North side). �� Central Police Station, Magistrates Court and Fire Station, Pilgrim Street. �� Plummer House, Market Street East (South side).


�� Worswick Chambers, 85-91 Pilgrim Street (East side). Includes 2-12 Worswick Street

�� 93-101 Pilgrim Street (East side). �� St Andrews Roman Catholic Church, Worswick Street (Northwest side). �� Pant in front of Holy Jesus Hospital, City Road (North side). Listed as Pant in front of

John George Joicey Museum.

Newcastle City Council Local List of Sites of Local Architectural or Historic Interest

�� Enigma PH (Formerly Wilders PH), Carliol Square�� 12 Northumberland Street, City Centre


Part 3: Historic Environment – Regeneration Opportunity Area Analysis

The following is a summary of the analysis of the historic environment within the East Pilgrim Street Regeneration Opportunity Area.

There is a clear and well-defined change of character and appearance to the east of Pilgrim Street in comparison to the west. This is due to a combination of factors, principally its topography; historical development (two major phases – medieval and 20th

Century); architectural and historic quality, character and coherence of the buildings; common, traditional building materials; and general atmosphere.

The historic character of the area as a whole is predominantly made up of a combination of the surviving archaeology (above and below ground), historic street pattern, small groups of historic buildings and individual significant structures which have survived from period to period, each displaying a distinct set of features in terms of grain, height, size, scale, massing, materials, style/design and previous usage. The redevelopment and regeneration of the area need to sensitively incorporate, or add the next layer to, the important surviving historic fabric. Any development should conserve and enhance the historic environment and create a sense of continuity, place and distinctiveness.

It is considered that there are three principal ‘sub-areas’ within the Regeneration Opportunity Area which reflect the predominant character of the built heritage that survives from significant periods of earlier development. Each of these areas has zones of transition between them (see Appendix 5 for map).

�� Northern Sub-Area – Including the Laing Art Gallery; 6, 7 and 8 Higham Place; John Dobson House (listed as Tiffanys Club); Portland House (listed as Broadcasting House); and 12 Northumberland Street.

�� Central Sub-Area – Including Carliol House; Central Police Station, Magistrates Court and Fire Station; Plummer House; St Andrew’s RC Church; and Plummer Tower.

�� Southern Sub-Area – Including Worswick Chambers; 93-101 Pilgrim Street; Enigma Public House; Holy Jesus Hospital (listed as John George Joicey Museum); and Pant in front of Holy Jesus Hospital (listed as Pant in front of John George Joicey Museum).

Each of the three ‘sub-areas’ has its own particular characteristics, an understanding of which will inform and guide any future development. Each sub-area can be analysed using the checklist headings stated in guidance produced by English Heritage on Conservation Area Appraisals (2005) to evaluate its significance and summarise its special interest.


It is acknowledged that the following analysis is only the first stage in the assessment of the historic environment within the East Pilgrim Street Regeneration Opportunity Area. A detailed assessment, analysis and appropriate recording of the archaeology and the historic buildings and their context and settings will be undertaken once more detailed masterplanning of the area is undertaken.


3.1 Northern Sub-area

© Cities Revealed 2005

The Northern sub-area is made up of individual Georgian and Victorian buildings separated by a variety of modern late 20th Century buildings in the north east sector of the Regeneration Opportunity Area.

1 Activity, prevailing or former uses within the area and the influence of these on the plan form and building types.

The sub-area is a significantly developed urban sector of the City, including an open public space in the form of the ‘Blue Carpet and Stairway’ public art.

Only the western sector of this sub-area was located within the medieval Town Walls. The sector within the Town Walls fronting Pilgrim Street was (like the rest of the Street) built up by the early 17th Century. Originally the development would have consisted of properties fronting Pilgrim Street (some of them important houses) on linear burgage plots at right angles to the main street which reached down to the Erick Burn. These buildings had substantial gardens that extended out to Carliol Croft. In later years, in the early 18th

Century, the plots also had ancillary buildings to the rear. The area outside the Town Walls was principally agricultural.

The nature of this sector changed dramatically in the early 19th Century due the clearing of sections of the Town Walls; the creation of a number of new streets which cut through the sub-area, such as New Bridge Street, Carliol Street and Croft Street; and the construction of many new buildings such as a hospital, and several important houses and terraces, for example John Dobson House and Higham Place for residential use.


The character and activity within the sub-area changed again in the early 20th Century with the introduction of cultural and leisure uses in the form of the Laing Art Gallery and some public houses. This character altered once more in the late 20th Century when the existing and new buildings began being used for commercial uses.

The principal uses in this sub-area today are commercial offices, retail, hotel and some cultural / leisure uses (art gallery and museum / bars and nightclubs). The majority of the buildings are fully occupied and generally in good condition and well maintained.

2 The architectural and historic qualities of the buildings and the contribution they make to the special interest of the area.

The principal historic buildings and groups of historic buildings which are statutorily listed and make a significant contribution to the special interest of this sub-area are: John Dobson House (listed as Tiffanys Club) Grade II* listed; the Laing Art Gallery, Grade II listed; 6, 7 and 8 Higham Place, Grade II listed; and Portland House (listed as Broadcasting House), Grade II listed (also see heritage audit, section 6). All of the buildings are fully occupied and generally in good condition and well maintained.

The 19th Century buildings, 6, 7 and 8 Higham Place and John Dobson House (Tiffany’s Club) foreshadow the formal classical styles of the buildings located within Grainger Town, while Portland House (listed as Broadcasting House – the former Maternity Hospital) echoes the Tudor gothic elements of the Holy Jesus Hospital to the south-east of the Regeneration Opportunity Area. The strong Baroque architecture of the Laing Art Gallery makes a bold statement on the townscape, however, 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.

The grouping of the Laing Art Gallery, Higham Place, John Dobson House/Oxford Galleries (listed as Tiffany’s Club) and Portland House (listed as Broadcasting House) is considered to be important to the sub-area, and as an architectural grouping is thought to be a key draw to the northern sector of the Regeneration Opportunity Area.

�� John Dobson House – listed as Tiffany’sClub (West part), New Bridge Street(North side). Formerly listed as OxfordGalleries. Grade II* listed.

The main building is one of equal proportions to Portland House (listed as Broadcasting House) and retains elements of the classical and Georgian style. As one of the earliest buildings constructed in this sub-area, it has a historical influence on the development of the street pattern, and is associated with a prominent historical figure. It makes a positive contribution to the townscape


�� Laing Art Gallery, Higham Place (West side). Formerly listed in New Bridge Street. Grade II listed.

The Laing is a building with strong architectural and aesthetic values, but also strong historical and social values. It provides a valuable civil function and is the preeminent building in this sub-area in terms of architecture. The modern extension is now the principal entrance to the building from the Blue Carpet. It makes a positive contribution to the townscape.

�� 6, 7 and 8 Higham Place (East side). Grade II listed.

The buildings, built by Richard Grainger, 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 make a positive contribution to the townscape, but this has been heavily affected by the imposition of the later Higham House building.

�� Portland House, Listed as Broadcasting House, New Bridge Street (South side) Former Maternity Hospital. Grade II listed.

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 makes a positive contribution to the townscape.


3 The contribution of key unlisted buildings.

There is one key unlisted historic buildings located within this sub-area which may be considered to be of architectural or historic merit. Number 12 Northumberland Street is included on the Newcastle City Council Local List of Sites of Local Architectural or Historic Interest. The building’s Statement of Significance describes it as ‘an interesting and quirky looking building on Northumberland Street which began its life as a 19th Century House. It was later transformed into a shop and now forms part of a bustling shopping street. Its façade is ornately decorated with plaster, which was added in 1953 to commemorate the Coronation of Queen Elizabeth II. The building is four storeys high with a stylish box window on its first floor, and a sandstone elevation on the side’.

It is considered that all of the modern late 20th Century buildings located within this subarea are of lesser or no architectural or historic merit.

4 Local details.

It is considered that there are no significant or particular ‘local details’ which characterise the Northern sub-area.

5 Prevalent and traditional building materials and the public realm.

The historic buildings within this sub-area are principally constructed of stone with slate roofs or a combination of brick and stone with slate roofs. They generally range from 2- 4 storeys in height.

The modern late 20th Century buildings are principally constructed of brick or concrete with flat roofs. The majority are tall multi-storey buildings (4-8 storeys) which dominate the adjacent important historic buildings, townscape and skyline of this sub-area.

The prevalent materials used in the public realm are tarmacadam roads and stone pavements / kerbs. These are neutral materials which do not detract from, or enhance, the character or appearance of the area. They are generally well maintained, but there are areas of damage and poor repair. The exception to the use of these materials within this sub-area is the Blue Carpet and Stairway – a piece of public art, designed by Thomas Heatherwick, to the east of the sub-area. The artwork does provide the main public open space within the Regeneration Opportunity Area and the main space within the Northern sub-area from which to view and appreciate the surrounding listed buildings.

6 An audit of heritage assets.

The following is an inventory with a brief description of the listed and locally listed heritage assets within this sub-area.

�� John Dobson House – Listed as Tiffany’s Club (West part), New Bridge Street (North side). Formerly listed as Oxford Galleries. Grade II* listed.

Four – storey building by John Dobson for himself, constructed in c.1825. Later


extensions including the Oxford Galleries and utilitarian workshops to the north. Stucco and stone façade.

�� Laing Art Gallery, Higham Place (West side). Formerly listed in New BridgeStreet. 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.

�� 6, 7 and 8 Higham Place (East side). Grade II listed.

Late Georgian townhouse group (1819-20) by Richard Grainger. Three houses, of four stories, with later extensions to the rear.

�� Portland House, Listed as Broadcasting House, New Bridge Street (South side) Former Maternity Hospital. Grade II listed.

Former maternity hospital of mid-19th Century date (1826) by John Dobson. Tudor gothic style façade with rusticated sandstone ashlar cladding and oriel bay window. Partially built over by later developments.

�� Archaeologically sensitive site – there is considerable potential (low, moderate and high) for medieval and post medieval deposits.

�� 12 Northumberland Street. Locally Listed.

An interesting and quirky looking building on Northumberland Street which began its life as a 19th Century House. It was later transformed into a shop and now forms part of a bustling shopping street. Its façade is ornately decorated with plaster, which was added in 1953 to commemorate the Coronation of Queen Elizabeth II. The building is four storeys high with a stylish box window on its first floor, and a sandstone elevation on the side

7 The contribution made to the character of the area by greenery and green spaces; and its ecology and biodiversity value.

There are no sites of greenery or green spaces which are considered to contribute to the character and appearance of this sub-area or its ecology and biodiversity value. The only greenery within this sub-area is in the form of some trees located within the Blue Carpet which make a minimal contribution to its character and appearance.

8 The extent of intrusion or damage i.e. the negative factors.

It is principally the modern late 20th Century buildings which intrude into and damage the setting and context of the listed buildings, townscape and skyline within this sub-area. In addition, as in the Southern sub-area, the 20th Century overhead walkways have an


adverse impact in this sub-area, separating pedestrians from vehicles, creating routes which may be considered to be unsightly and unsafe and impacting on views into and out of the sub-area.

9 The existence of any neutral areas.

The ‘Blue Carpet and Stairway’ within this sub-area, is an underused area of public space with a lack of active uses. It is considered that it is a neutral area which makes a passive contribution to the setting of the adjacent listed buildings and the character and appearance of the sub-area.

10 General condition.

The buildings within this sub-area (historic and modern, listed and unlisted) are either partly or wholly occupied. It is apparent that this is the main factor for their general good condition and well maintained appearance. Some of the listed buildings in this group are clearly well-valued and regularly maintained, such as the Laing Art Gallery, Portland House and 6, 7 and 8 Higham Place. Other buildings, such as John Dobson House (listed as Tiffany’s Club), have suffered from slightly adverse impacts to the facades etc as a result of replacement signage and/or the result of changes in occupancy. The public realm within this sub-area is also generally well maintained with the exception of some of the pavements and the overhead walkways.

Notwithstanding the above, the sub-area still has an atmosphere of being an under-used and under-valued part of the City Centre, and in that respect it does not automatically come across as a well cared for sector.

11 Problems, pressures and capacity for change.

The problems within this sub-area principally relate to it not working as a destination and a space. This is due a great deal to the poor quality late 20th Century buildings which fragment the sub-area. The sub-area is only a short distance from the vibrant Northumberland Street but the footfall and vitality of this part of the City reduces dramatically as you move south and east.

There are pressures for change and new development within this sub-area. These pressures should be managed in the context of its historical development, the listed buildings and the character and appearance of the sub-area and the Regeneration Opportunity Area. This sub-area does possess capacity for change.

The presumption should be that any new development should retain the listed buildings and respect and enhance their architectural and historic integrity, settings and context, and the historic character of the Northern sub-area.


3.2 Central Sub-area


The Central sub-area is principally made up of two groupings of early 20th Century buildings, the first either side of Market Street and the second in the south eastern sector of the Regeneration Opportunity Area. It also includes the medieval Plummer Tower and remnants of the Town Wall along with a number of incongruous modern late 20th Century buildings.


The sub-area is a significantly developed urban sector of the City and it contains no areas of public open space apart from a small area of green space in front of Telephone House.

The majority of this sub-area was developed within the medieval Town Walls. The sector fronting Pilgrim Street was (like the rest of the Street) built up by the early 17th Century. Originally the development would have consisted of properties fronting Pilgrim Street (some of them important houses) on linear burgage plots at right angles to the main street which reached down to the Erick Burn. These buildings had substantial gardens that extended out to Carliol Croft. In later years, in the early 18th Century, the plots also had ancillary buildings to the rear. The area outside the Town Walls remained largely unchanged until the early 1800s.

The nature of this sector changed dramatically in the early 19th Century due the clearing of sections of the Town Walls; the creation of a number of new streets which cut through the sub-area such as Carliol Street and Croft Street; and the construction of a number of significant buildings, such as the Gaol at Carliol Square and St Andrews RC Church on Worswick Street.


The activity within the sub-area changed again in the late 19th / early 20th Century with the construction the Tyne Bridge at the bottom of Pilgrim Street and major new streets within the sub-area, such as Worswick Street and Market Street; and also the development of significant commercial/office and crown buildings, such as Carliol House, the Central Police Station, Magistrates Court and Fire Station and the demolition of the Gaol and redevelopment of Carliol Square.

Since that period of massive change the sub-area has altered very little apart from some demolition and new build in the late 20th Century / early 21st Century to the east of the subarea.

The principal uses in this sub-area today are commercial offices, Crown business, retail, residential, cultural / leisure and ecclesiastical uses. The majority of buildings are fully occupied but there are some historic buildings which are fully or partially vacant, for example the Former Fire Station, Carliol House and Plummer House.


The principal historic buildings and groups of historic buildings which are statutorily scheduled or listed that make a significant contribution to the special interest of this subarea are: Plummer Tower with associated fragments of the Town Wall, Scheduled Ancient Monument and Grade I listed; Carliol House, Grade II listed; Central Police Station, Magistrates Court and Fire Station, Grade II listed; Plummer House, Grade II listed; and St Andrews Roman Catholic Church, Grade II listed (also see heritage audit, section 6).

The 1920s and 1930s buildings – Carliol House, Central Police Station, Magistrates Court and Fire Station - form a remarkable ‘grand project’ response to the neo classical planning of Grainger Town. The buildings display intrinsic architectural value and constitute a very strong and significant group with a continuity of size, scale and massing. Plummer House displays a classical style of architecture similar to that of the adjacent Grainger Town. Plummer Tower and St Andrews Church are also significant buildings on the townscape and contribute in a positive way to the special interest of the sub-area.

The following are assessments of the listed buildings which are relevant to the potential regeneration of the East Pilgrim Street area. Plummer Tower and St Andrew’s RC Church were not assessed, as it was considered that their architectural and historic qualities and contribution to the special interest of the area did not require assessment or justification in relation to the future regeneration of the area.


�� Carliol House, Market Street East (North side). Grade II listed.

Carliol House is a groundbreaking building, due to its size, its architectural style and use of Portland stone and other fine materials internally. In addition it retains elements of the classical styles, and makes references to the buildings of Grey Street to the west. It is taller than the surrounding 19th Century buildings, but makes a clear attempt to reflect the classical arrangements of the Grainger Town buildings, while making its own Art Deco statement. The Police Station also reflects the classical themes and its chamfered corner contrasts positively with the rounded turret of Carliol House. As the first of several 1920s30s large Art Deco-influenced buildings, it represents the beginning of a significant historical period in this sub-area of the City. It makes a positive contribution to the townscape.

�� Central Police Station and Magistrates Court, Pilgrim Street. Grade II listed.

The main building is proportionate to the massing of Carliol House and retains elements of the classical and Art Deco styles. It is also clad in Portland stone, with granite dressings to the doorways, and elaborate decoration preserved internally. As such it forms part of the 1920s-30s architectural context of Pilgrim Street. The main building makes a positive contribution to the townscape.

�� Fire Station, Pilgrim Street. Grade II listed.

The main building is one of equal proportions to Carliol House and retains elements of the classical and Art Deco styles. It is also clad in Portland stone, with granite dressings to the doorways, and elaborate decoration preserved internally. As with the buildings above it forms part of the 1920s-30s architectural context of Pilgrim Street. It makes a positive contribution to the townscape.


�� Plummer House, Market Street East(South side). Grade II listed.

Plummer House has a classical façade,thereby fitting in with the styles of the 19th

Century buildings of Grey Street and PilgrimStreet. However, it is surrounded by modernbuildings, placing it out of context. In addition,its construction would have removed earlierhistorical buildings and archaeologicaldeposits, reducing its historical context. Itmakes a positive contribution to thetownscape.


There are several key unlisted historic buildings which may be considered to be of architectural or historic merit. These are Anderson House on Market Street and Sunco House, Image House and Telephone House on Carliol Square. Anderson House on Market Street, thought to be built around the early 20th Century, has a strong classical façade which respects the style of the adjacent Police Station. The early 20th Century buildings in the south-eastern sector of the Regeneration Opportunity Area, Sunco House, Image House and Telephone House, are more utilitarian in appearance. They respect the original footprint of the Gaol which previously stood on the site, although they are impacted upon by surrounding development.


4 Local details.

It is considered that the principal ‘local details’ which characterise this sub-area are the detailed decorative elements or features on the early 20th Century art deco buildings, particularly Carliol House and the Magistrates Court.


The dominant listed buildings within the grouping around Market Street are constructed of Portland stone, granite (which is unusual in a Newcastle City-wide context) and brick to rear with lead or slate roofs. These buildings are generally 4-7 storeys in height. Other materials are stone with slate roofs used in buildings such as Plummer Tower, St Andrews RC Church and Plummer House. These buildings are generally 2-4 storeys in height. The early 20th Century buildings in the south-eastern sector of this sub-area are predominantly red brick with stone detailing and slate roofs. These buildings are generally 4-6 storeys in height. The modern late 20th Century / early 21st Century buildings are principally constructed of brick or concrete with flat roofs which range from 3-9 storeys.


The prevalent materials used in the public realm are tarmacadam roads and stone pavements / kerbs. They are generally well maintained These are neutral materials which do not detract from, or enhance, the character or appearance of the sub-area.


This sub-area has the highest concentration of important historic buildings (listed or unlisted which may be considered to be of architectural or historic merit) within the Regeneration Opportunity Area. The following is an inventory with a brief description of the scheduled or listed heritage assets within this sub-area.

�� Plummer Tower with associated fragments of the town wall, Croft Street (East side). Scheduled Ancient Monument and Grade I listed.

Town Wall tower, later Company Meeting Hall and now offices. Late 13th Century / early 14th Century; refronted circa.1740. House added late 18th Century. Sandstone tower, coursed and squared, with ashlar front and returns with Welsh slate roof.

�� Carliol House, Market Street East (North side). Grade II listed.

Seven-storey steel-framed building with Portland stone ashlar facing, iron strut detailing, and brick to rear. A rounded turret projects out from the southwest corner of the building, with a leaded dome rising above the roofline. Built in 1924-1928 as offices for the North Eastern Electric Supply Co. on the north-east corner of Pilgrim Street and Market Street East.

�� Central Police Station, Magistrates Court, Pilgrim Street. Grade II listed.

Four and five-storey steel-framed building with Portland stone ashlar façade and brick to interior of central courtyard. Built in 1931-33 in the Baroque Revival style, as a purpose-built police station, fire station and magistrates’ courts. The building is located on the south-east corner of Pilgrim Street and Market Street East.

�� Fire Station, Pilgrim Street. Grade II listed.

Four- and five-storey building, constructed in 1931-1933 as part of the complexincluding the Police Station and Magistrates’ Court. Steel framed construction withPortland stone facade and brick to rear.

�� Plummer House, Market Street East (South side). Grade II listed.

Four-storey steel-framed building with sandstone ashlar neo-classical façade and concrete render and brick to rear. Built in 1910 as a banquet and assembly rooms, later converted to offices. It is located on the south side of Market Street East.


�� St Andrews Roman Catholic Church, Worswick Street (Northwest side). Grade II listed.

Parish church built circa.1880 and attached presbytery built 1865 to designs Edward Welby Pugin. Constructed of stone with ashlar dressings with slate roofs. These two contrasting buildings form an integral unit, though the presbytery, by the important Victorian architect Edward Welby Pugin, is of a higher architectural quality than the later, but also impressive, parish church.

�� Archaeologically sensitive site – there is considerable potential (moderate and high) for medieval and post medieval deposits.


This sub-area contains the only site of green space within the whole of the Regeneration Opportunity Area, located on the eastern side of Carliol Square in front of Telephone House. It is considered that this area makes lesser or no contribution to the character and appearance of the sub-area or the Regeneration Opportunity Area as a whole, mainly due to its small size and ‘cut-off’ location.


It is principally the modern late 20th Century buildings which intrude into and damage the setting and context of the historic buildings, townscape and skyline. Very few of the later buildings respect the form and design of the adjacent scheduled and listed buildings or their settings or the general character and appearance of the sub-area.


The only space which is considered to be ‘neutral’ within this sub-area is the green space outside Telephone House.


The condition of the buildings (historic and modern, listed and unlisted) within this subarea is generally good. However, there are a number of either fully or partially vacant buildings, such as the former Fire Station and Plummer House. The concern is that continued vacancy and lack of maintenance or vandalism will lead to a gradual deterioration of the buildings and loss of important fabric as well as a general decline in the amenity of the townscape in the sub-area.


The problems within this sub-area principally relate to the vacancy (full or partial) of some of the historic buildings and the potential for them and the character and appearance of the sub-area to deteriorate. There are pressures for change and new development within the sub-area. These pressures should be managed in the context of its historical


development, the scheduled and listed buildings and the character and appearance of the sub-area and the Regeneration Opportunity Area. The Central sub-area has less capacity for change relative to the other sub-areas in relation to any alteration of historic buildings and construction of new development, as a high number of the buildings are statutorily recognised as being of special architectural or historic interest. However, there is obviously the capacity of the existing buildings themselves to take on new uses, provided that they are appropriate and sensitive to their architectural and historic integrity.

The presumption should be that any new development should retain the scheduled ancient monument and listed buildings, and respect and enhance their architectural and historic integrity, settings and context, and the grand historic character of the Central sub-area.


3.3 Southern Sub-area


The Southern sub-area contains a group of historic terraced Georgian and Victorian buildings, a late 19th Century / early 20th Century public house and a terrace of 17th

Century former Almshouses with Pant (fountain), but also contains several more recent late 20th Century buildings which are very dominant on the skyline and/or townscape.


The sub-area is a developed urban sector of the City, although it does contain a large open space to the rear of the southern end of Pilgrim Street which is currently used as a surface public car park.

The majority of this sub-area was located within the medieval Town Walls. The sector within the Town Walls fronting Pilgrim Street was (like the rest of the Street) built up by the early 17th Century. Originally the development would have consisted of properties fronting Pilgrim Street (some of them important houses) on linear burgage plots at right angles to the main street which reached down to the Erick Burn. These buildings had substantial gardens that extended out to Carliol Croft. In later years, in the early 18th Century, the plots also had ancillary buildings to the rear. The small area which was located outside the Town Walls was principally agricultural. To the very south of the sub-area stood the


medieval Austin Friary and cemetery. They were located where the Holy Jesus Hospital (built in 1681) now stands.

Unlike the Northern and Central sub-areas, the nature of this sector did not change to any great extent during the early 19th Century. It was not until the mid-late 19th Century / early 20th Century the activity within the sub-area changed with the creation of Worswick Street, the building of the Royal Arcade and the construction the Tyne Bridge at the bottom of Pilgrim Street.

It was not until the mid-late 20th Century that the sub-area witnessed radical change in its character with the construction of the Central Motorway East and the Swan House roundabout, Swan House and the former Bank of England building.

The principal uses in this sub-area today are commercial offices, retail (independent), residential and some cultural / leisure use. There are some buildings which are fully vacant and a number which are partially vacant.


The principal historic buildings and groups of historic buildings which are statutorily listed that make a significant contribution to the special interest of this sub-area are: Holy Jesus Hospital (listed as John George Joicey Museum), Grade II* listed; Pant in front of Holy Jesus Hospital (listed as Pant in front of John George Joicey Museum) Grade II listed; Worswick Chambers, Grade II listed; and 93-101 Pilgrim Street, Grade II listed (also see heritage audit section 6).

Holy Jesus Hospital dates from 1681 and was built as Almshouses. It was a museum and is now owned by the National Trust. The Pant in front of the building is a disused fountain dating from the late 17th Century.

Worswick Chambers was erected on the site of existing tenement plots and incorporated elements of earlier buildings (e.g. the Black House public house). It is an example of the trend for premises built as a speculative development. The ground floor was divided and rented out to separate businesses while the continuous facades of the first floor and above identified the property as belonging to one owner. The classical and gothic elements were typical of a late 19th Century mix of styles. The scale of the building was similar with those terraces beside it, in height and with the differentiation of the ground floor units.

The terrace of Georgian and Victorian buildings at the southern end of Pilgrim Street display a continuity of form and grain. The buildings have narrow frontages with narrow lanes possessing arched entries built as links between or within buildings running east-west reflecting the medieval burgage plots and street pattern. They have a synergy and relationship with those on the other side of Pilgrim Street. They are the only remnants of this type within the Regeneration Opportunity Area.

At present all of the buildings referred to above (apart from the Holy Jesus Hospital) are fully or partially vacant (vacant upper floors) and are in a very poor state of repair.


The following are assessments of the listed buildings which are relevant to the potential regeneration of the East Pilgrim Street area. Holy Jesus Hospital and the Pant were not assessed, as it was considered that their architectural and historic qualities and contribution to the special interest of the area did not require assessment or justification in relation to the future regeneration of the area.

�� Worswick Chambers 85-91 Pilgrim Street /2-12 Worswick Street. Grade II listed.

Worswick Chambers is of the same scale as its neighbouring buildings and incorporated elements of existing earlier buildings and burgage plots, giving it a strong historical context. Its main facades above street level are gothic and classically influenced, using red brick and sandstone detailing typical of the late 19th Century. Internally, it retains elements of 19th Century plasterwork, woodwork and iron balustrading, giving it high aesthetic values. However, the building is very dilapidated, with elements of structural instability and a large amount of rainwater ingress damage. Notwithstanding the poor condition of the building it still makes a positive contribution to the townscape.

�� 93-101 Pilgrim Street Grade II listed.

These buildings incorporate elements of existing earlier buildings and are aligned on the site of medieval burgage plots, giving them a strong historical context. They have an 18th Century rendered frontage and 19th

Century shop fittings to the ground floor, similar to other terraced buildings on Pilgrim Street. They have suffered rainwater ingress damage and they are currently vacant and not maintained. Notwithstanding their poor condition they still make a positive contribution to the townscape.


There are a number of key unlisted historic buildings which may be considered to be of architectural or historic merit.

The Enigma Bar (former Wilders PH) is included on the Newcastle City Council Local List of Sites of Local Architectural or Historic Interest. The building’s Statement of Significance describes it as ‘a building which adds character to Carliol Square. It has an attractive ground floor, with stone work designed in an art deco style. The main body of the three story building is constructed in red brick, and has numerous sash windows.’ In addition,


103-109 Pilgrim Street are of interest as they are part of the historic terrace at the bottom of Pilgrim Street which are aligned on the site of medieval burgage plots.


4 Local details.

It is considered that there are no significant or particular ‘local details’ which characterise this sub-area of the Regeneration Opportunity Area.


The group of Georgian and Victorian buildings at the southern end of Pilgrim Street are predominantly 3-4 storeys in height and constructed of brick with stone detailing and slate roofs. The modern late 20th Century buildings are principally constructed of brick, concrete and glass. The former Bank of England being the exception to this using roach bed Portland stone. The modern buildings range from 4-10 storeys.

The prevalent materials used in the public realm are tarmacadam roads and stone pavements / kerbs. These are neutral materials which do not detract from, or enhance, the character or appearance of the sub-area. They are generally well maintained, but there are areas of damage and poor repair such as the overhead walkways. There are some surviving cobbles such as those within Bell’s Court which are remnants of the historic floorscape of the sub-area.


The following is an inventory with a brief description of the listed and locally listed heritage assets within this sub-area.

�� Holy Jesus Hospital, City Road. Listed as John George Joicey Museum.Grade II* listed.

Almshouses, former museum, now owned by the National Trust. 1681, for the Corporation of Newcastle upon Tyne, to house a master and 39 poor freemen or freemen’s widows; heightened later. English garden wall bond brick; renewed pantiled roof. 3 storeys, 15 windows. 1886 rear wing.

�� Pant in front of Holy Jesus Hospital, City Road. Listed as Pant in front of John George Joicey Museum. Grade II listed.

Fountain dating from late 17th Century. Sandstone ashlar.

�� Worswick Chambers 85-91 Pilgrim Street / 2-12 Worswick Street. Grade II listed.

Three-storey building with a tower at the centre of the north elevation, constructed of brick and sandstone ashlar detailing. Built in 1891-8 (with minor 20th Century


alterations) as commercial premises, with shop units to the ground floor and offices above. It is located on the south-east corner of Pilgrim Street and Worswick Street.

�� 93-101 Pilgrim Street Grade II listed.

Three, four-storey town houses of 18th Century date, constructed of brick with rendered west facades and late 19th Century shop fronts. Built as mixed-use premises, with shop units to the ground floor. They are located on the east side of the south end of Pilgrim Street.

�� Archaeologically sensitive site – there is considerable potential (low, moderate and high) for medieval and post medieval deposits.

�� Enigma PH (Formerly Wilders PH). Locally listed.

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.


There are no sites of greenery or green spaces which contribute to the character and appearance of the sub-area or its ecology and biodiversity value.


It is considered it is principally the mid 20th Century development of road networks and buildings within this sub-area that has, to varying degrees, intruded into and damaged the original fine historic grain of this sub-area. In addition, as in the Northern sub-area, the 20th Century overhead walkways and underground subways have a adverse impact in this sub-area, separating pedestrians from vehicles, creating routes which may be considered to be unsightly and unsafe and impacting on views into and out of the sub-area.


It is considered that the surface public car park to the rear of Worswick Chambers and 93109 is an underutilised space within this sub-area and can be considered neutral.


The condition of the buildings, streetscape and public realm within this sub-area is generally poor. All of the listed buildings (with the exception of the Holy Jesus Hospital and Pant) are considered to be ‘at risk’ and included on the Newcastle City Council Buildings at Risk Register.



There are many problems within this sub-area including the poor condition and vacancy (full or partial) of many of the buildings and the poor condition of the public realm. Although the condition of the buildings does not diminish their architectural or historic significance, it does have a negative impact on how they and the sub-area are perceived. It is a part of the City which has a neglected appearance and feels very different to even just the other side of the Street. There are pressures for change and new development within the sub-area. These pressures should be managed in the context of its historical development, the listed buildings and the character and appearance of the sub-area and the Regeneration Opportunity Area. This sector does have a capacity for change namely to the rear of Pilgrim Street in the existing surface public car park area. The location and topography of this site does allow the possibility of some form of new development.

The presumption should be that any new development should retain the listed buildings, and respect and enhance their architectural and historic integrity, settings and context, and the fine grain historic character of the Southern sub-area.


Part 4: Good Practice

There are a number of publications which refer to and outline best practice regarding retail development in historic areas. The following are some case studies of good practice which could relate to the East Pilgrim Street Regeneration Opportunity Area:

The publication Retail Development in Historic Areas Dec (2005) by English Heritage and The English Historic Towns Forum sets out guidelines to assist local authorities and the development sector in achieving high quality new retail development in historic areas.

The most relevant case studies to the East Pilgrim Street Regeneration Opportunity Area (although on a smaller scale) are Bold Street in Liverpool and the Lion and Lamb Yard in Farnham. The Bold Street scheme illustrates how investment in existing buildings and enhanced public space can create a lively successful retail environment, contributing to the wider regeneration of the City. Bold Street has managed to balance high quality independent retailers with national chains and to make a strong contribution to the retail offer of the City. Restaurants, cafes and bars ensure that the area has a strong evening economy. This example is particularly relevant to the buildings and spaces within the Southern sub-area of the Regeneration Opportunity Area. The Lion and Lamb Yard scheme shows how the careful positioning of a large anchor store, use of high quality materials and respect for the historic grain of the town can create an enduring and successful development. Through a combination of infill and conversion, the development has enhanced the grain of the historic town and substantially improved the local shopping offer. The Yard is paved in high quality natural materials and the overall organic quality is very positive. This example is relevant to all of the sub-areas within the Regeneration Opportunity Area.

The publication Building in Context (2001) by English Heritage and CABE (the Commission for Architecture and the Built Environment) aims to stimulate a high standard of design when development takes place in historically sensitive contexts. It stresses that the right approach is to examine the context for any proposed development in great detail and relating the new building to its surroundings through an informed character appraisal.

The most relevant case studies to the East Pilgrim Street Regeneration Opportunity Area (although relating to individual buildings rather than the redevelopment of a whole area) are a retail scheme in Davygate, York and a supermarket in Ludlow, Shropshire. The Davygate retail scheme demonstrates that it is possible to use traditional materials in conjunction with modern ones in order to create a building which is at once contextual and modern and of high architectural quality. It demonstrates that good modern architecture is not incompatible with the needs of retailing. The Ludlow supermarket scheme demonstrates that a large modern building can be designed to sit comfortably in an historic town.

The Streets for All Manuals by English Heritage set out principles of good practice for street management - such as reducing clutter, co-ordinating design and reinforcing local character. The eight manuals, covering each of the English regions (including one for the


North East), provide inspiration and advice on street design which reflects the region’s historic character. This advice and guidance is valuable when considering the existing public realm and spaces and the creation of new ones.

Examples of good practice in retail development in historic areas clearly illustrate it is essential that decisions about future retail development are based on an informed understanding of the historic environment.


Part 5: Historic Environment Conclusions and Issues

Utilising the Historic Environment Analysis within this report the following conclusions and issues are proposed for the Regeneration Opportunity Area as a whole and then for each of the individual character sub-areas.

5.1 Regeneration Opportunity Area

Conclusions

�� The area of East Pilgrim Street has experienced historical periods that have left their mark in the form of differing styles of architecture and town planning. The most recent period of the late 20th Century building has been the most unsympathetic.

�� The nature of the importance of Pilgrim Street as a main thoroughfare is reflected in the presence of architectural styles, from medieval burgage plots in plan form, through to modern large-scale architecture.

�� There is a need for this underused area to be rejuvenated, to take advantage of its substantial wealth of historic buildings, its proximity to the main retail area and its strategic location between Gateshead, Quayside and Grainger Town to the northwest.

�� The area is suffering from general neglect and as one of the most important north-south streets through the City, that links the retail core with the Quayside and Grainger Town, it is a valuable resource that deserves attention.

�� The desire route from the Gateshead side of the river to Grainger Town is compromised by the unsympathetic addition of 1960s and later buildings and the Central Motorway East, which isolate one from the other.

Issues

�� Redevelopment and regeneration of the area in a comprehensive way with reference to, and respect for, its historic environment - including archaeology.

�� Conservation and enhancement of the variety of periods and styles of historically important architecture.

�� Recognition and emphasis of the historic street pattern.


5.2 Northern Sub-area

Conclusions

�� All of the listed buildings are occupied, in good condition and generally wellmaintained.

�� The Laing Art Gallery and Museum is a significant historic building and along with the new City Library will form a ‘cultural hub’ in this sub-area.

�� The listed buildings are significant individually and as a group in the historicdevelopment of the area.

�� All the listed buildings make a positive contribution to the townscape.

�� The late 20th Century buildings detract from the significance of the adjacent listed buildings and do not make a positive contribution to the sub-area’s character and appearance.

�� The public realm within this sub-area is generally well maintained. However, the intrusion and poor quality of the modern overhead walkways detract from the special interest of the area.

Issues

�� Conservation and enhancement of the listed buildings and their settings.

�� Appropriate and sensitive alteration of and/or new use within the listed buildings with respect for their architectural and historic integrity.

�� Potential for the removal of late 20th Century buildings of lesser or no architectural or historic merit.

�� Respect for the area’s archaeological potential.

�� Conservation and enhancement of the unlisted buildings and their settings which may be considered to be of local architectural or historic interest.

�� Expression and interpretation of the line of the Town Wall and views to Plummer Tower.

�� Re-establishment and enhancement of the northern gateway of Higham Place into the area.


5.3 Central Sub-area

Conclusions

�� The majority of the listed buildings are occupied, in good condition and generally well maintained. However, there are some which are currently partially or fully vacant, in a deteriorating condition and require maintenance.

�� The main group of listed early 20th Century buildings in the centre of the sub-area are significant in the historical development of the area.



�� The public realm within this sub-area is generally well maintained. However, there are areas of poor repair and poor quality materials.

Issues





�� Conservation and enhancement of the scheduled ancient monument and its setting.

�� Expression and interpretation of the line of the Town Wall.



5.4 Southern Sub-area

Conclusions

�� Several of the listed buildings are partially or fully vacant, in a very poor state of repair and require stabilisation and/or remedial works.

�� The plan arrangements of the group/ terrace of buildings at the southern end of Pilgrim Street reflect the remains of the medieval burgage plots. They are the only remnants of this historic street pattern on the eastern side of the Street.

�� The listed buildings, individually and as a group (at the southern end of PilgrimStreet) are significant in the historic development of the area.



�� The public realm within this sub-area (including historic floorscape within the lanes at the southern end of Pilgrim Street) is in poor repair. In addition, the physical intrusion and poor quality of the modern, overhead walkways and underground subways detract from the special interest of the sub-area.

Issues






�� Retention of the remnants of the fine grain historic street pattern and floorscape.


This initial analysis of the Historic Environment and the complementary background reports on Urban Design and Transportion form the foundation of the assessment of the Regeneration Opportunity Area. It is recognised that a more detailed level of assessment, analysis and appropriate recording is required to fully understand the archaeology and the historic buildings and their architectural and historic integrity, context and settings to inform any future regeneration proposals. This will be undertaken once more detailed masterplanning of the area is undertaken.


Part 6: East Pilgrim Street Regeneration Opportunity Area Emerging Development Principles

The Council has set out a proposed vision, strategic objectives and carried out in depth analysis of the East Pilgrim Street Regeneration Opportunity Area. As a result of this analysis a series of emerging development principles have been prepared for consideration. These can be found in the East Pilgrim Street Regeneration Opportunity Area Options Consultation Report.

Historic Environment

It has been highlighted how important the built heritage is within the East Pilgrim Street Regeneration Opportunity Area as it charts the unique historical development of this part of the City. The surviving historic buildings and streets can provide continuity of the cherished local scene and contribute to a distinct sense of place in any future redevelopment of the area.

The main historic environment issues emerging from the analysis work relate to the significant role of the built heritage in creating an area of distinctive character. The assessment of the Regeneration Opportunity Area has led to the following principles:

Archaeology

1. The archaeological significance of the area should be carefully assessed and findings taken into account.

Buildings

2. The presumption is that all listed buildings will be retained.

3. Appropriate and economically sustainable uses should be found for all listed buildings which respect their external and internal special historic and architectural interest.

4. Any proposed alteration of listed buildings should be appropriate, sensitive and respect the building’s architectural and historic integrity.

5. Settings of listed buildings should be carefully considered and enhanced wherever possible.

6. All buildings of local architectural or historic interest should be retained wherever possible.

7. The original line of the Town Wall should be respected and interpreted as part of any new development in the area.


8. Innovative design solutions are required to sensitively respond to the historical context of the fine grain of the buildings and, the burgage plots in the southern sector of the study area.

9. The potential to redevelop poor quality late 20th Century development should be investigated to make way for new quality buildings, improved settings for listed buildings and better connected streets and spaces.


List of Appendices

Appendix 1: East Pilgrim Street Regeneration Opportunity Area

Appendix 2: Historical maps of the Regeneration Opportunity Area

Appendix 3: Listed Buildings, Scheduled Ancient Monument, and Local List Building

Appendix 4: Scheduled Ancient Monument and Listed Building Descriptions and Local List Building Statements of Significance

Appendix 5: East Pilgrim Street Regeneration Opportunity Area Sub-areas

Appendix 6: Glossary

The maps in this publication are provided by Newcastle City Council under licence from the Ordnance Survey in order to fulfil its function as Local Planning Authority. All maps are based upon Ordance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Newcastle City Council, 100019569, 2007



Appendix 1: The East Pilgrim Street Regeneration Opportunity Area

© Crown Copyright Reserved

Appendix 2: Historical maps

Speed 1611

Corbridge 1723

Armstrong 1769

1st Edition Ordnance Survey 1879

2nd Edition Ordnance Survey 1898

3rd Edition Ordnance Survey 1919

4th Edition Ordnance Survey 1940-47

Ordnance Survey 1992


Appendix 2a: Extract from Speed 1611

The eastern frontage of the significant route of Pilgrim Street is developed with domestic plots but with open ground to the east within the Town Walls. The Town Walls are illustrated along with Pilgrim Gate, Carliol Tower, Plummer Tower and Austin Tower.


Appendix 2b: Extract from Corbridge 1723

The eastern frontage of Pilgrim Street is more densely developed with long narrow plots (burgage) running at right angles to the main frontage of the Street extending down to the Erick Burn. The area outside the Town Walls is essentially unchanged. The main thoroughfares run north –south. The Town Walls, Pilgrim Gate, Carliol Tower, Plummer Tower and Austin Tower are still evident.


Appendix 2c: Extract from Armstrong 1769

The long narrow burgage plots running at right angles to the main frontage of the Street are still apparent with an increase in development behind the main frontage with ancillary buildings infilling the plots. The main thoroughfares still run north–south. The Town Walls, Pilgrim Gate, Carliol Tower, Plummer Tower and Austin Tower are still evident.


Appendix 2d: 1st Edition Ordnance Survey 1879

The area has gone through a huge change facilitated by the development of the Manors Goods Station and the Newbridge Terminus to the east. The density of development has increased greatly with the infilling of the burgage plots and expansion of the eastern side of Pilgrim Street beyond the Town Walls (demolished across the Town between 1700s and 1830s). Pilgrim Gate and Austin Tower have been demolished but Carliol Tower and Plummer Tower are still evident. There are also major new streets shown such as New Bridge Street (east–west), Carliol Street, Croft Street, Oxford Street, Trafalgar Street (north-south) and Carliol Square with major new buildings such as John Dobson House, a hospital (now Portland House) and the Gaol.


Appendix 2e: Extract from 2nd Edition Ordnance Survey 1898

The area is further developed with infill schemes generally still within the burgage plots off the main street. The main new street is Worswick Street (east-west) and new buildings include St Andrews RC Church.


Appendix 2f: Extract from 3rd Edition Ordnance Survey 1919

The area has changed again in street pattern and urban form. Market Street has been constructed making an east-west connection through to New Bridge Street. New buildings include the Laing Art Gallery and Free City Library. Carliol Tower is no longer evident. There is still major railway activity to the east of the area.


Appendix 2g: Extract from 4th Edition Ordnance Survey 1940-47

The urban form has again undergone a huge change. The construction of the Tyne Bridge and the grand Art Deco buildings such as Carliol House and the Fire Station on Market Street further alter the fine grain, domestic character and appearance of the eastern side of Pilgrim Street. The Gaol at Carliol Square has been demolished and a Telephone Exchange built on the eastern side with other buildings reflecting the Gaol’s footprint.


Appendix 2h: Extract from Ordnance Survey 1992

The urban built form is essentially that of today. Only a few additions have been made since this time. The Central Motorway East and Swan House roundabout, Swan House and the Bank of England (at the southern end of Pilgrim Street) have been constructed involving the removal of historic fabric and greatly altering the urban landscape in the East Pilgrim Street area.



Appendix 3: Listed Buildings, Scheduled Ancient Monument, Local List Buildings


Appendix 4: Scheduled Ancient Monument and Listed Builiding Descriptions and Local List Building Statements of Significance

Appendix 4a: Scheduled Ancient Monument Description

Appendix 4b: Listed Buidings Descriptions

Appendix 4c: Local List Building Statements of Significance


Appendix 4a: Scheduled Ancient Monument Description

Plummer Tower

INSPECTOR’ S REPORT

MONUMENT: Newcastle upon Tyne town defences: section of curtain wall including Plummer Tower and a 17th century bastion

PARISH: NEWCASTLE UPON TYNE DISTRICT: NEWCASTLE UPON TYNE COUNTY: TYNE AND WEAR NATIONAL MONUMENT NO: 32750 NATIONAL GRID REFERENCE: NZ25206441

DESCRIPTION OF THE MONUMENT: The monument is situated at the southern end of Croft Street immediately opposite Plummer House. It includes the upstanding and buried remains of part of the town defences of Newcastle upon Tyne. The section of town defences in Croft Street represent part of the eastern side of the circuit and includes two short lengths of curtain wall, a tower and a 17th century bastion. The tower and the upstanding length of curtain wall are a Listed Building Grade I. Further sections of the town defences to the south and west are the subject of separate schedulings.

Newcastle upon Tyne town defences were constructed from the mid-l3th century to the middle or late 14th century enclosing an area of more than 6Oha; the riverside lengths of curtain wall were added during the 15th century. The masonry defences were strengthened by a berm and a ditch, except on the south side where they were bounded by the River Tyne. Gateways were built at the principal points of entry to the town. Internally a cobbled inter-mural lane followed the line of the defences. The defences were refurbished during the medieval period and were reinforced and repaired several times during the post-medieval period.

The first length of curtain wall within this section is attached to the south side of the tower and is 7.6m long, standing 4.25m high to the parapet walkway. Rising above the walkway, the parapet is l.15m high and is complete with its ridged coping stones. Two building phases are visible in this short stretch of curtain wall indicating that the curtain wall and the attached tower were built separately. Excavation in 1989 showed that the wall has rubble foundations within a trench 0.70m deep. On the external face, the curtain wall retains a double chamfer.

Within the thickness of the curtain wall near its junction with the tower, there is a small irregularly shaped chamber; although not visible today, antiquarians recorded the existence of a blocked doorway connecting this chamber to the ground floor of the tower. It is thought that the area of the modern mural chamber was, in medieval times, the site of a short stair rising from within a corner of the tower giving access to the wall walk. The second length of curtain wall, attached to the north side of the tower, is about 6m long and


is thought to survive as a buried feature below the 19th century extension to the north of Plummer Tower.

The tower, known as Plummer Tower projects some 4m from the outer face of the curtain wall. It is visible as a semicircular shaped structure constructed of coursed and squared ashlar sandstone standing up to 4.5m high. Above two of the lower courses of the tower there is an external chamfer course. Excavation in 1989 showed that the tower was founded on a single course of angular sandstone blocks laid within a trench about 0.28m deep. Although the interior of the tower has been much altered, it is thought that it contained a single chamber covered by a vaulted roof.

At the time of the Civil War, Plummer Tower was converted into an artillery bastion by the addition of an outwork surrounding the tower on its north, east and south sides. During the 1989 excavations part of this structure was uncovered; it was revealed to consist of an arrow-shaped stone built structure whose outer face was visible as ashlar sandstone with a rubble core resting on reused wooden planks. Within the area examined a single wooden beam was set horizontally within the stone wall where it would have projected beyond the wall of the bastion; this feature is thought to have served as a form of timber lacing. Outside the stone built bastion there was a berm lm wide flanked by what was thought to be a substantial flat-bottomed ditch. Partial excavation of the deposits within the ditch produced pieces of pottery and other objects dating from the mid- to late 17th century. Three musket balls were recovered from excavation trenches to the north, east and south of the bastion. Although the full extent of the bastion was not uncovered, its form suggests that it is of arrow head type with the point of the arrow immediately opposite, and 7m from, the centre of Plummer Tower.

The tower was modified further during the 17th century when it housed the Company of Cutlers and during the 18th century when it was obtained by the Company of Masons. During the 18th century an upper storey and a new western facade were added and subsequently a new external stair was built to the south side of the tower. In the 19th century, when the upper levels of the curtain wall were levelled to provide building stone, an extension to the north of the tower was added.

The 18th century upper part of the original medieval tower, above the chamfered offset plinth, is excluded from the monument. The drain pipe attached to the east wall of the tower and all fixtures and fittings associated with the conversion and use of the tower for commercial purposes, are excluded from the scheduling although the structure to which they are attached is included. The 19th century extension on the north side of the tower, the 18th century western facade, the external staircase on the west face of the curtain wall and all paving, walling and hard surfaces are excluded from the scheduling although the ground beneath all of these features is included.

ASSESSMENT OF IMPORTANCE: Between the Roman and the post-medieval periods a large number of English towns were provided with defences. These defences also served to mark the limits of the town or its intended size and could be used to defend the town in times of trouble. Their symbolic role in marking out the settlement was also significant.


Newcastle was first granted permission to build a town wall in 1265. It enclosed the Roman and medieval core of the town and served to form its protection throughout the medieval and post-medieval periods. Building of the wall began on the north side of the town and continued around the eastern and western sides simultaneously. During its construction, the planned line of the walls was changed; on the west side, where it had been heading towards the castle, the walls turn abruptly south towards the river, and on the east side, they make an eastwards extension in order to enclose the suburb of Pandon, granted to Newcastle upon Tyne in 1298.

The curtain wall is of squared and coursed sandstone blocks, although the ashlar varies considerably in character and quality. Where excavation has taken place, the wall is seen to have been constructed in a narrow foundation slot, straight onto the ground surface or on a broad raft of sandstone blocks. bove the foundation base there is a double chamfered plinth which in some places is stepped down in order to accommodate a change in the gradient. The wall also displays great variety in thickness and height; the height range from the top of the footings to the wall walk of all the upstanding sections of the curtain wall is from 4.4m to 6.6m. The thickness of the wall immediately above the double chamfered plinth ranges from 1.98m to 3.3m. The curtain wall was surmounted by a parapet walkway, and where it survives it varies in height from l.53m to l.68m above the top of the wall walk. The wall contained 17 interval towers which projected forwards from the line of the wall and about 40 intermediate turrets, normally flush with the outer face of the curtain wall but overhanging the internal face on a series of corbels. Gateways were built at Newgate, Westgate, Closegate, Sandgate, Pandongate and Pilgrimgate, each defended by a pair of gatehouses. A lesser gateway at Sallyport and two posterns, Blackfriars and Whitefriars, were also built. The wall was strengthened by an external ditch up to 20m wide and 4.5m deep separated from the wall by a berm (a level space between a defensive wall and a ditch in order to defend it) . The ditch, known as the King’s Dykes, was completed in 1316, sometime before completion of the wall.

The defences continued to function as the town’s main form of defence through to the 19th century. During the 16th and 17th centuries, the towers and some of the gates became the meeting places of a variety of town companies who generally added an upper storey to form a meeting hail. The defences were reinforced during the English Civil War in 1638 when England was threatened by invasion from Scotland. The town was stormed in 1644 by the Scots acting in support of Parliament; the defences were subsequently repaired. In 1745, at the time of the Jacobite uprising, the defences were repaired against the rebels which included walling up all of the gateways. The defences were last repaired at the time of the Napoleonic Wars in the early 19th century. Subsequently, when the threat had passed and with the continuing development of Newcastle upon Tyne, their function as a defensive town boundary ceased. The walls were allowed to fall into decay, and several sections were levelled in the years following 1823.

Newcastle upon Tyne’s town defences survive in various states of preservation. Some parts of the curtain wall still stand to full height, and the towers and turrets are also clearly visible. The ditch is also clearly visible for part of the western side as a pronounced earthwork. Other parts of the defences are no longer visible above the present surface of the ground, but in these areas sections of the walls and the ditch survive below ground level as buried features, and sufficient evidence exists for their positions to be accurately identified.


Given the role played by the town defences in one of England’s major commercial towns, and their contribution towards an understanding of medieval and later urban development, all sections of Newcastle’s town defences that exhibit significant archaeological remains are considered to be nationally important.

In spite of the fact that they have been modified in the post-medieval period, the standing and buried remains of the medieval town defences in Croft Street survive reasonably well. The length of curtain wall containing a tower is a rare survival, particularly on the east side of the circuit, where the curtain wall and its associated features are visible in few locations. The survival of a 17th century bastion, constructed to strengthen the defences of Newcastle during the Civil War, is the only surviving example known on the defensive circuit, and this enhances the importance of the remains. As a monument which is visible to the public, this section of Newcastle’s town defences serves as an important educational and recreational resource which will increase our understanding of how Newcastle’s defences developed through time.

NOTE ON THE PROPOSED AMENDMENT TO THE SCHEDULED AREA: Monument Tyne and Wear 21 has been reviewed and it is now considered that this section of the town defences should be scheduled as a seperate monument. It is also considered that the protection should be increased to include a 2m margin considered essential for the monuments support and protection on all sides. Recent archaeological excavation in Croft Street has increased our understanding of the section of Newcastle town defences which run from Newbridge Street on the north to the southern end of Carliol Square on the south, and the protection is being amended to conform more closely with the archaeological remains of national importance.

It is considered that the protection should be reduced on the north side, where archaeological remains for a length of ll4m have been shown to no longer be of national importance. It is also considered that protection should be reduced on the south side where archaeological remains have been truncated by the construction of the central motorway and elsewhere can no longer be demonstrated to be of national importance. It is also considered that the protection should be extended on the east side in order to include the remains of a 17th century bastion. The remaining sections of the defences are the subject of separate schedulings.


Appendix 4b: Listed Building Descriptions

Plummer Tower.

Building Details: Building Name: PLUMMER TOWER Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 6NG

Details: LBS Number: 304520 Grade: I Date Listed: 17/12/1971 Date of Last Amendment: 17/12/1971 Date Delisted: NGR: NZ2519864416

Listing Text: NZ 2564 SW NEWCASTLE UPON TYNE CROFT STREET(east side) 21/210 17/12/71 Plummer Tower G.V. I Town Wall tower, later Company Meeting Hall, now offices. Late C13/early C14;refronted c.1740; house added late C18. Sandstone tower, coursed and squared,with ashlar front and returns; Welsh slate roof. Semi-circular; Palladian stylefront of 2 storeys, one wide bay. 2 steps up to boarded door and 2-pane overlightin keyed architrave; similar architraves to flanking windows; ground floorrustication forms voussoirs. First floor band supports end pilasters and centralplinth of high Venetian window in Doric Order with triglyph frieze; blockrustication to central arch. All windows sashes with wide glazing bars. Topentablature has pulvinated frieze and dentilled cornice; high coped parapet.Hipped roof. Right return has door and 3-pane overlight at first floor level inrusticated surround with cornice. Later house at left: English garden wall bond,Welsh slate roof. 2 storeys, 2 bays. Bricked-up central door has wedge stonelintel; renewed door inserted at right in stone surround. Wedge lintels andprojecting stone sills to windows flanking blocked door and to first floorwindows, all sashes with glazing bars. Small rectangular window at centre offirst floor has header course sill and lintel. Wall at right of tower has high-sloped coping to shelter wall of walk-way at tower first floor level; side stonesteps in front; stone platform around steps has cast iron principals, with urnfinials, and plain wrought iron railings. A scheduled ancient monument.

Listing National Grid Reference: NZ2519864416


Worswick Chambers, 85-91 Pilgrim Street (East side).

Building Details: Building Name: WORSWICK CHAMBERS 85-91 Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 6SG

Details: LBS Number: 469985 Grade: II Date Listed: 05/08/1998 Date of Last Amendment: 08/12/2004 Date Delisted: NGR: NZ2502664224

Listing Text: NEWCASTLE UPON TYNE NZ 2564 SW PILGRIM STREET (East side) 1833/21/10079 Nos 85-91, Worswick Chambers 5.8.98 GV II Includes: Worswick Chambers, Nos 2-12 WORSWICK STREET. Commercial premises with shops and offices. 1891 and 1898 with minor C20 alterations. Designed by W Lister Newcombe of Newcastle. Red brick with ashlar dressings and slate roofs with tall brick chimney stacks. 3 storeys. Worswick Street facade has 17 windows. Ground floor has central doorway with double panel doors and monumental stone surround with doubled brackets and gabled top over round arch with carved tympanum and lintel inscribed WORSWICK CHAMBERS. Either side various shops some retaining their original pilasters and plain fascia boards. Upper floors have giant brick Doric pilasters with stone bases and capitals, topped with deep entablature decorated with elaborate carved paired brackets. First floor has 17 large plain sashes set back in ashlar surrounds, above continuous linked and moulded lintels each with a carved portrait head under a gothic gable. Second floor has 17 smaller plain sashes in ashlar surrounds with Caernarvon arched lintels. Projecting cornice topped with stone parapet. Central tower has single oval window with moulded ashlar surround a steep pyramidal hipped roof. Pilgrim Street facade has 8 windows with identical facade topped with central 2 window dormer topped with single pediment. INTERIOR has stone staircase with elaborate iron balustrade and wooden handrail. History: This building was built as part of the “new cut” of Worswick Street laid out c1870. It was built in two stages, the first part along Pilgrim Street and the first part of Worswick Street was built from 1891, and the second section further along Worswick Street and the tower was built from 1898.



93-101 Pilgrim Street (East side).

Building Details: Building Name: 93-101 Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 6QF


Listing Text: NZ 2564 SW NEWCASTLE UPON TYNE PILGRIM STREET (East side) 1833/21/10077 Nos.93-101 05.08.1998 GV II Row of 3 town house, now shops. Late C18 with late C19 shopfronts. Red brick and render with slate roofs. Dentilated wooden eaves cornice with single rounded lead rainwater heads at either end. Street front, 4 storey, 7 windows with curved end to right. Ground floor has 2 late C19 wooden shopfronts to left with moulded frames, plate glass windows and scroll bracket fascia boards. To right a passage entrance and beyond a further shop front altered late C20. First floor has continuous cill band. Above 7 sash windows, 4 to left with plain sashes and 3 to right with plain sashes below and glazing bars above. Second floor has 4 plain sashes to left and 3 glazing bar sashes to right. Third floor has 7 similar though slightly smaller sashes.

INTERIOR. Nos 93-97 have stick baluster staircase with mahogany handrail to upper floors. Doorways have moulded surrounds and 6-panel doors, sash windows have moulded surrounds and pannelled shutters, most rooms retain moulded plaster cornice and some original fireplaces. Nos 99 and 101 has full height stick baluster staircase with mahogany handrail, curved landings and circular roof-light. First floor has room with Greek key and metope cornice. Most doors have moulded surrounds and 6-panel doors. Most windows have panelled shutters and moulded window surrounds. Some original fireplaces with cast-iron basket grate.



Central Police Station, Magistrates Court and Fire Station,Pilgrim Street.

Building Details: Building Name: CENTRAL POLICE STATION, MAGISTRATES COURT AND FIRE STATION Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 6SG


Listing Text: NEWCASTLE UPON TYNE NZ 2564 SW PILGRIM STREET 1833/21/10081 Central Police Station, Magistrates Court and Fire Station GV II Magistrates Court, Police Station, and Fire Station. 1931-33. Designed by Cackett, Burns Dick & Mackellar. Steel framed with rusticated Portland stone and brick cladding. Baroque Revival style. 4 and 5 stories, with basement and attic. Market Street front to north has 13 window facade with central entrance to Magistrates Court which has double glazed doors with overlight with fish-scale glazing in flat moulded granite surround topped with coat-ofarms. Either side single small windows with bronze bars and beyond on either side 5 sashes with glazing bars. Above 13 similar windows. Above again central blind section with 10 giant Corinthian columns supporting deep entablature and topped with plain parapet. Chamfered corner section to police station has similar double doors in flat granite surround with set back sections to either side containing single glazing bar windows. Above small glazing bar sash and then an ornate projecting balcony and a very tall window with single deeply set giant Corinthian columns either side. Entablature above bears date: AD. MCMXXXI AD. Parapet above has fluted Ionic pilasters and a flagpole. Pilgrim Street facade very similar to Market Street front though with 7 fire engine garages with late C20 doors all in flat granite surround, and above 12 recessed Corinthian columns with windows between on both upper floors. Worswick Street facade is irregular with stone faced basement and ground floor, the upper floors are white brick with stone banding. Inner courtyard has 3 storey central building with 7 storey hose drying tower and cells to the magistrates court. INTERIOR has 2 almost identical magistrates court with Classical style oak panelling, raised seating for the magistrates, dock, witness box, lawyer’s seating and public gallery. Coffered plaster ceiling with original brass light fittings


and panelled doors. Magistrates anti-chamber with similar style plaster panelling, pilasters and oak panel doors. Courts entrance foyer lined with imitation stone, plaster ceiling and original light fittings and doors. Police Chief Constables former office and outer office retains similar style panelling doors and plaster ceilings. Police station entrance retains original glazed wooden double doors with pilaster surrounds, internal foyer has pairs of Egyptian style columns supporting curved frieze.



St Andrews RC Church and attached Presbytery, WorswickStreet (Northwest side).

Building Details: Building Name: ST ANDREWS ROMAN CATHOLIC CHURCH AND ATTACHED PRESBYTERY Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode:


Listing Text: NEWCASTLE UPON TYNE NZ 2564 SW WORSWICK STREET (Northwest side) 1833/21/10078 St Andrew’s Roman Catholic Church and attached Presbytery GV II Parish church built c.1880 and attached presbytery built 1865 to designs Edward Welby Pugin. Stone with ashlar dressings and slate roofs. Presbytery has rock-faced plinth with chamfered ashlar band. Hipped roof with 2 moulded ashlar ridge stacks and bracketed eaves. 2 storey. Street front has 3 windows with central tall staircase window in pointed arched surround with hood mould and y-tracery. Either side single triple plain sashes each with a moulded segment arched head. Above moulded band with carved stops, and above single similar triple windows on either side. To left a passage doorway with chamfered pointed arched surround. Right return has similar single and 2-light windows. Set back entrance facade has doorway to left reached up 6 steps with plank door with ornate iron hinges and overlight, to right two 2-lightcross casement windows with leaded lattice glazing and stained glass panels. Above three similar 2-light cross casements. INTERIOR retains original wooden staircase with 2 turned balusters per tread and moulded handrail, original marble fireplaces on ground floor, original doors, shutters, plaster coving and skirting boards. Church has rock-faced stone work with ashlar dressings, moulded eaves band and ashlar coped gables with kneelers. Continuous moulded cill band. Chamfered plinth. Nave with north aisle and octagonal ended chancel. West front has glazed iron canopy over entrance. Central pointed arched doorway in deeply moulded surround with hood mould. Above large rose window with 6 outer


quatrefoils. In gable apex 3 graduated lancets. South, street front has 6 tall 3-light pointed arched windows with different tracery to each window and between single tall buttresses. Octagonal ended chancel has single 2-1ight pointed arch windows with different tracery to each face with tall buttresses between. Small gabled vestry to north has single pointed arched window with 3 graduated lancets. INTERIOR has 5 bay north nave arcade with octagonal piers and double chamfered arches. Elaborate wooden roof. West galley with organ supported on 2 tall iron columns and an inserted glazed screen. Contemporary wooden pews and octagonal pulpit. These two contrasting buildings form an integral unit, though the presbytery, by the important Victorian architect Edward Welby Pugin, is of a higher architectural quality than the later, but also impressive, parish church.



Plummer House, Market Street East (South side).

Building Details: Building Name: PLUMMER HOUSE Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 6NE


Listing Text: NZ 2564 SW NEWCASTLE UPON TYNE MARKET STREET EAST(south side) 21/379 Plummer House G.V. II Banquet and assembly rooms, later offices. 1910 by Newcombe and Newcombe forTilley and Co. Sandstone ashlar; roof not visible. 4 storeys, 11 bays.Classical style. Alternate pediments to central 3 first floor windows, andpediments to each 2 end bays; bracketed architraves to these and to sashes above,Intermediate recessed pairs of bays contain sashes in plain reveals. Prominentcornice to second-floor entablature; smaller sashes in plain reveals above. Allwindows with glazing bars. High roof balustrade with urns above corners ofrecessed sections and at end.



Laing Art Gallery, Higham Place (West side).

Building Details: Building Name: LAING ART GALLERY Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 8AG


Listing Text: NZ 2464 NW NEWCASTLE UPON TYNE HIGHAM PLACE (west side) 17/30917/12/71 Laing Art Gallery (formerly listed in New Bridge Street) G.V. II Art Gallery. 1903-4 by Cackett and Burns Dick. Sandstone ashlar; roof notvisible; stone dome to tower cupola. Free Baroque style with Art Nouveau elements.Central block of 2 high storeys, 5 bays, the outer bays pavilions with projectingcentres. Left 3-stage tower; right wing of 3 low storeys, 2 bays. Main block has2 central recessed double doors; steps up to wrought iron gates in keyed arch withelaborate case in free Roman Doric Order; spiral columns to pedimented niche abovein open scrolled pediment on paired rusticated columns; cherubs flanking pedimentcarry scrolls ARS LONGA and VITA BREVIS. Arms of Newcastle in blank wall above.Rusticated ground floor has round-headed windows. Giant Ionic Order in pavilionswith first-floor tripartite windows, blind at left; and bracketed niches withcartouches. Entablature with pulvinated frieze and modillioned cornice in mainblock add plainer in right wing. Left tower with rusticated ground floor is blankto level of main cornice; above is a 3-light window in raised stone surround, andan art-nouveau frieze with high-relief female figures, the central winged; cornerpilasters. Octagonal lantern has drum with free-standing columns and 4 pedimentedround-headed openings; dome with ball finial. Interior shows full-width entrancehall, left hall to staircase, and upper hall, with red, white and Frosterleymarble floors; Tuscan Order to entrance, ironic to left hall, Composite to upperhall, fat stone balusters and wide rail to stair and circular upper hall balustrade.Panelled soffits. Historical note: the gift of Alexander Laing to the City ofNewcastle.



6,7 and 8 Higham Place (East side).

Building Details: Building Name: 6, 7 AND 8 Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 8AF


Listing Text: NZ 2564 NW NEWCASTLE UPON TYNE HIGHAM PLACE (east side) 17/31029/6/76 Nos. 6, 7 and 8 G.V. II3 houses, now offices and restaurant. 1819-20 by Richard Grainger for WilliamBatson ofHigham Dykes. English bond brick in Nos. 6 and 7, adapted Englishgarden wall bond inNo.8; painted ashlar dressings; Welsh slate roofs. 3 storeysand attics; each house 2 bays.Doors at right of each house have fanlight withglazing bars in Tuscan doorcase with openpediment. Wedge stone lintels to 2sashes on each floor, some renewed, with glazing bars.Projecting second-floorsills; sill bands to ground and first floors, and first floor band. Nos.7 and8 have Edwardian tripartite attics; roof dormer of No.6 being altered at timeof survey.Bronze-like plaque on No.6 commemorates 1958 centenary of NorthernArchitecturalAssociation. Richard Grainger’s first building in Newcastle.



John Dobson House, New Bridge Street (North side). Listed as Tiffany’s Club.

Building Details:Building Name: TIFFANY’S CLUB (WEST PART)Parish: NEWCASTLE UPON TYNEDistrict: NEWCASTLE UPON TYNECounty: TYNE AND WEARPostcode:

Details: LBS Number: 304736 Grade: II* Date Listed: 14/06/1954 Date of Last Amendment: 14/06/1954 Date Delisted: NGR: NZ2517164528

Listing Text: NZ 2564 NWNEWCASTLE UPON TYNENEW BRIDGE STREET (north side)17/41114/6/54 Tiffany’s club (westpart) . (formerly listed as Oxford Galleries).G.V. II * House, now part of club. Circa 1825 by John Dobson for himself. Incised stucco;roof not visible. 3 storeys and basement, 3 bays. First 2 storeys framed by endpilasters, honeysuckle frieze and cornice; all windows on these floors sashes inarchitraves; with bracketed cornices on ground floor; second floor has sashes inplain reveals. All windows have glazing bars; ground and second floor sill bands.Architrave and bracketed cornice to 4-panelled double door in second bay of leftreturn. Interior shows high-quality stucco work to stair soffit and ceiling and toground floor front and first floor rear rooms. Wide wreathed handrail on hardboard-covered balustrade. Graded for historical interest.



Portland House, New Bridge Street (South side). Listed asBroadcasting House.

Building Details: Building Name: BROADCASTING HOUSE Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode:


Listing Text: NZ 2564 SW NEWCASTLE UPON TYNE NEW BRIDGE STREET(south side) 21/412 17/12/71 Broadcasting House G.V. II Maternity hospital, now B.B.C. offices and studios. 1826 by John Dobson; landgiven by Corporation of Newcastle. Sandstone ashlar with coursed squared stonereturns and rear; low-pitched dark slate roof. 2 storeys, 3 x 7 bays. Tudorstyle. Recessed wide centre bay has Tudor-arched surround to renewed door;corbelled oriel above with Perpendicular tracery. Flanking bays have 2-lightwindows below, canopied panels on brackets above; all windows and canopies cusped.Label moulds. Eaves string; coped parapet. Historical note: Dobson gave his services free; other expenses were met by public subscription. SourceE. MacKenzie History of Newcastle. Newcastle, 1827; pp. 517-520 ‘The Lying-In Hospital’.



Holy Jesus Hospital, City Road (North side). Listed as John George Joicey Museum.

Building Details: Building Name: THE JOHN GEORGE JOICEY MUSEUM Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode:

Details: LBS Number: 304462 Grade: II* Date Listed: 14/06/1954 Date of Last Amendment: 14/06/1954 Date Delisted: NGR: NZ2522364175

Listing Text: NZ 2564 SWNEWCASTLE UPON TYNE CITY ROAD (north side)21/157 The John George Joicey14/6/54 Museum. (formerly listed as The Holy Jesus Hospital)G.V. II* Almshouses, now museum. 1681, for the Corporation of Newcastle upon Tyne, tohouse a master and 39 poor freemen or freemen’s widows; heightened later. Englishgarden wall bond brick; renewed pantiled roof. 3 storeys, 15 windows. 1886 rearwing. Arcaded ground floor has 30 rubbed and moulded brick arches. First floorhas alternate flat and segmental brick arches to 3-light casements with brickaprons; central feature of keyed semicircular pediment, breaking second floor string,rests on mask bracket and has cartouches in tympanum and below. String breaksforward over flanking pilasters crowned by consoles. Plain second-floor casements.Moulded floor strings; dog-tooth cornice. Roof with shaped gable ends has cornicedbrick chimney stacks. 1886 rear wing in similar style, built as soup kitchen.Interior shows central stair with turned balusters and high grip handrail withlion finial. Source: H. Bourne, History of Newcastle upon Tyne, Newcastle 1736,p. 137.



Pant in front of Holy Jesus Hospital, City Road (North side). Listed as Pant in front of John George Joicey Museum.

Building Details: Building Name: PANT IN FRONT OF THE JOHN GEORGE JOICEY MUSEUM Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: Details: LBS Number: 304464 Grade: II Date Listed: 30/03/1987 Date of Last Amendment: 30/03/1987 Date Delisted: NGR: NZ2522764170

Listing Text: NZ 2564 SW NEWCASTLE UPON TYNE CITYROAD(north side)21/159Pant in front of the John George Joicey Museum.G.V. II Fountain. Late C17. Sandstone ashlar. Octagonal. Cyma-moulded plinth to high arcade pedestal, with impost string, supporting wide fountain with rounded coping on modillioned cornice.



Carliol House, Market Street East (North side).

Building Details: Building Name: CARLIOL HOUSE Parish: NEWCASTLE UPON TYNE District: NEWCASTLE UPON TYNE County: TYNE AND WEAR Postcode: NE1 6NE


Listing Text: NZ 2464 SE and NEWCASTLE UPON TYNE MARKET STREET EAST NZ 2564 SW (north side) 20/378 and 21/378 Carliol House G.V. II Offices. Dated 1924-8 on corner at top. By Tait Burnet and Lorne, with L. J.Couves and Partners for North Eastern Electric Supply Co. Portland stone withgranite and Frosterley marble doorcase; lead corner turret roof. 7 storeys,28 bays and left 3-bay rounded corner. Central 4 bays contain steps up to 3double doors, flanked by fat adapted Greek Doric columns; fluted architrave anddentilled coved surround enclose doorway and flanking windows, with grey graniteblocks below windows. Panel above door on guttae -like brackets has low reliefCARLIOL HOUSE. Projection rises from ground floor to enclose these 4 bays onfirst floor, which has prominent block lintels and shallow triangularsectionpilasters between windows and rising into next floor. First floor windows havesimilar style surrounds; vertical recessed panels contain windows of 2nd, 3rd and4th floors, beneath cornice; smaller 5th-floor windows below deep dentilledcornice; plainer top floor windows and cornice. Ground floor left corner hasshop window inserted in entrance; 2 other renewed shop windows. Bronze plaqueto right of main entrance gives origin of name - Carliol Croft, which was openground within the walls of Newcastle. Bronze plaque on left return to PilgrimStreet: 1931, signed Richard A. Ray A.R.C.A., low relief portrait of Sir JosephWilson Swan, D.S.E. F.R.S. ‘INVENTOR OF THE INCANDESCANT LAMP AND A PIONEER INTHE SCIENCE OF PHOTOGRAPHY. 1813-1914. ERECTED BY NORTH EASTERN ELECTRICITY SUPPLYCO. IN RECOGNITION OF THE GREAT SERVICE WHICH SIR JOSEPH RENDERED TO THEELECTRICITY INDUSTRY’.



Appendix 4c: Local List Building Statements of Significance

Building Details: Building Name: 12 Northumberland Street,

City Centre Ward: Westgate ID: 159

Statement of Significance: This interesting and quirky looking building on Northumberland Street which began its life as a 19th Century House. It was later transformed into a shop and now forms part of a bustling shopping street. Its façade is ornately decorated with plaster, which was added in 1953 to commemorate the Coronation of Queen Elizabeth II. The building is four storeys high with a stylish box window on its first floor, and a sandstone elevation on the side.

Building Details: Building Name: Wilders P.H.

Carliol Square, City Centre

Ward: Westgate ID: 267

Statement of Significance: Wilders public house, now known as Enigma, is a building which adds character to Carliol Square. It has an attractive ground floor, with stonework designed in an art deco style. The main body of the three storey building is constructed in red brick, and has numerous sash windows.



Appendix 5: The East Pilgrim Street Regeneration Opportunity Area Sub-Areas


Appendix 6: GLOSSARY

Listed Building A listed building is one included in a list compiled or approved by the Secretary of State and includes ‘any object or structure fixed to the building’ and ‘any object or structure within the curtilage of the building which, although not fixed to the building, forms part of the land and has done so since before 1 July 1948’.

Listed Building Grades Historic buildings listed by the Secretary of State under section 1 of the 1990 Planning (Listed Buildings and Conservation Areas) Act are placed in one of three grades to give an indication of their relative importance.

I Exceptional interest

II* Particularly important buildings of more than special interest

II Special interest

Setting of a Listed Building The setting of a listed building may be limited to ancillary land, but may often include land some distance from it. The setting of individual listed buildings very often owes its character to harmony produced by a particular grouping of buildings and to the quality of the spaces created between them. A proposed high or bulky building might also affect the setting of a listed building some distance away, or alter the views of a historic skyline.

Locally Listed Building Building, structure, park, garden, cemetery, open space which is included on the Newcastle City Council list of Sites of Local Architectural or Historic Importance.

Periods of Development / Architecture Medieval From 5th Century to 1540 Post-Medieval From 1541 to 1899 Georgian From 1720 to 1830 Late Georgian From 1810 to 1830 Victorian From 1837 to 1901 Edwardian From 1901 to1914 Modern 1922 to Present

Burgage Plot A plot of land longer than it is wide which can include structures on it. They are typical of medieval towns.

Pant A drinking fountain


EAST PILGRIM STREET - newcastle.gov.uk · EAST PILGRIM STREET ... the Bank of England at the southern end of Pilgrim Street. The 1992 OS shows the area essentially in its present

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