Upper Westgate Appraisal & Management Plan · 2010. **Wakefield Council's Unitary Development Plan First Alteration planning policies E27 to E35 have been superseded by policies relating

www.wakefield.gov.uk

Upper Westgate

Adopted: 7 August 2008

CONSERVATION AREAAppraisal & Management Plan

Source: www.twixtaireandcalder.org.uk

1. Introduction

2. Planning Policy Framework

3. Definition of Special Interest

4. Location and Setting

5. Origins and Historic Development of the Area

6. Spatial Analysis

7. Character Analysis

Page

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3

5

6

5.1 6

7

6.1 7

6.2 7

6.3 8

9

7.1 9

7.2 9

7.3 10

7.4 12

7.5 13

7.6 13

7.7 14

Archaeology

Street Pattern and Key Spaces

Greenery and Green Spaces

Key views

Prevailing uses

Architectural and Historic Qualities of the Buildings

Contribution of Key Unlisted Buildings

Prevalent Building Materials and Local Details

Audit of Heritage Assets

The Extent of Intrusion or Damage

Neutral Areas

Contents

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16

17

9.1 17

9.2 17

19

19

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8. General Condition, Problems, Pressures and Capacity for Change

9. Management Proposals

10.

11.

12. Bibliography

General Policies

Specific Policies

Glossary

Upper Westgate Conservation Area Review,

consultation responses

Appendix 1: Audit of Heritage Assetts

Appendix 2: Local Development Framework Policies

Appendix 3: Buildings recommended for inclusion on the local list

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1. Introduction

This Appraisal of the Upper Westgate Conservation Area has been prepared in conjunction with the Westgate Yards Development Framework. The Appraisal has been designed to provide baseline data for integration into the wider Area Action Plan.

The document has been prepared in accordance with English Heritage guidance on conservation areas contained within Guidance on Conservation Area Appraisals (2006) and Guidance on the Management of Conservation Areas (2006), and in accordance with Planning Policy Guidance 15: Planning and the Historic Environment (hereafter PPG15)*. The Appraisal has been produced in line with Policies E27 to E35 of the Wakefield Metropolitan District Unitary Development Plan (First Alteration) (2003)**.

A combination of on site analysis and documentary research has been used to provide the following:

an analysis of existing activity and prevailing or former uses, and their influence on the conservation area and its buildings;

an analysis of architectural and historic qualities of the buildings and the contribution these make to the conservation area;

an identification of local building details and materials; and

a discussion of the quality of the public realm and the contribution made to the conservation area by green spaces.

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Guidance will also be provided on the future management of the conservation area, with specific reference to:

the extent of intrusion, damage and the presence of neutral areas; and

the general condition of the conservation area and problems, pressures and scope for change within the conservation area.

It is intended that this document will be used by the Council as guidance for assessing development proposals that affect the area, and by residents, developers and the general public to understand its significance in order that its special interest and character will be preserved and enhanced for future generations. It is not intended to be comprehensive and omission of any particular building, feature or space should not be taken to imply that it is of no interest.

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Upper Westgate Conservation Area, Appraisal & Management Plan

*Planning Policy Guidance Note 15: Planning and the Historic Environment has been superseded by Planning Policy Statement 5: Planning for the Historic Environment on 23rd March 2010.

**Wakefield Council's Unitary Development Plan First Alteration planning policies E27 to E35 have been superseded by policies relating to the historic environment and design contained within Wakefield Council's Local Development Framework Core Strategy and Development Policies Documents (adopted 15th April 2009).

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2. Planning Policy Framework

The designation of the Upper Westgate Conservation Area is recognition that the area is 'of special architectural or historic interest, the character of which it is desirable to preserve or enhance' (PPG15, para 4.1). The emphasis is on conserving the 'character' of the designated area and, therefore, encompasses the entire site rather than the individual buildings. The spatial arrangement of buildings and open spaces, including green spaces, are of equal importance to the character of the designated area, with special regard being given to the context of the site, including views into, and out of it. Included within this are the streetscapes and townscapes which define general character, while individual buildings are assessed in terms of their relationship to the surrounding structures and their historical significance in the development of the site and establishment of its street systems.

Under the Planning (Listed Buildings and Conservation Areas) Act of 1990, designation of a conservation area empowers the local council with control over development and demolition of buildings to ensure the preservation or enhancement of the historic character and appearance of the conservation area. Local authorities are instructed to devise policies for these areas in order to preserve and enhance their special character. The Wakefield Metropolitan District Unitary Development Plan (First Alteration), adopted 17th January 2003, contains detailed policies relating to conservation areas. In particular, policies E27 to E35 consider development in or affecting designated areas. This document is currently under review and will be replaced with the Local Development Framework (LDF)*. The LDF incorporates Core Strategy and Development Policies documents (containing guidance and policy relating to the historic environment).

Upper Westgate Conservation Area, Appraisal & Management Plan

*The Wakefield Council Local Development Framework Core Strategy and Development Policies Documents were adopted on the 15th April 2009.

3. Definition of Special Interest

The Upper Westgate Conservation Area has been designated due to its distinctive historic and architectural character. The area provides a cohesive townscape of good quality buildings which reflect the historic development of the town and the importance of its industrial heritage.

Architecturally, the conservation area combines the simplicity of the industrial with the grandeur of Victorian prosperity. Within the yards, the buildings provide a homogenous streetscape of functional warehouses and Georgian townhouses. Along Westgate interest is generated by the combination of Palladian simplicity and Victorian opulence.

The area is transected by the main thoroughfare of Westgate which provides an important link between the mainline railway and the commercial centre. It represents a busy pedestrian route and vibrant night time destination.

3Upper Westgate Conservation Area, Appraisal & Management Plan

4. Location and Setting

The Upper Westgate Conservation Area lies within the historic core of Wakefield, West Yorkshire (NGR: SE 329 207). It was designated as a Conservation Area in 1975 and forms an important area of historic townscape containing thirty listed buildings. The area shares borders with the Wood Street Conservation Area and The Cathedral Conservation Area. It is also in close proximity to the Lower Westgate and South Parade Conservation Areas.

Upper Westgate encompasses one of the principal gateways into the town, incorporating the main thoroughfare of Westgate and the mainline railway station. The area is set on a gently sloping piece of land, rising to meet the two towers of All Saints Cathedral and the Town Hall to the east. The ground also slopes to the south, providing views across to the Calder Valley.

The conservation area is irregularly shaped, but broadly comprises a rectangular piece of land of approximately 8.2 hectares. The area is bounded by the railway line to the west and Back Lane to the north. The eastern boundary follows King Street, where it borders the Wood Street Conservation Area, continuing into Queen Street. To the south of Westgate, the boundary becomes irregular, incorporating the small yards continuing off the main thoroughfare. Historically, the area was dominated by cottage-based industry, but now contains a mixture of office space and commercial properties.


5. Origins and Historic Development of the Area

Wakefield was established during the medieval period. Its location at the navigable limit of the Calder proved strategic in terms of trade and Wakefield developed as a market town, dealing primarily in wool and corn. By the 14th century, Wakefield had grown into the capital of Yorkshire's cloth trade (Joy 1984, 117).

The medieval town developed around the market place and parish church of All Saints, the present Cathedral. Westgate was one of four principal streets radiating from the market place, as depicted in a town plan of 1771. Each of the four principal streets had a bar (gateway), which effectively delimited the built extent of the town (Walker 1972, 125). Westgate Bar is shown on the 1771 plan. It was probably located immediately south of the present Theatre Royal, where the road narrows, but had been demolished by 1820 (Ibid, 467). By 1200, urban expansion had extended to the west of Westgate Bar, continuing with the establishment of burgage plots. Back Lane, to the north of Westgate, formed the northern limit of these plots and demarks the present conservation area boundary.

Maps 1 to 4 illustrate the urban morphology and the development of Westgate between 1851 and 2008.


Map 1: extract from the 1851-1855 Town Plan.(Wakefield Metropolitan District Council Licence No. 100019574 2008, Landmark Information Group (All rights reserved 2008)




Map 4: extract from the 2008 Town Plan.(Wakefield Metropolitan District Council Licence No. 100019574 2008, Landmark Information Group (All rights reserved 2008)


Long, narrow burgage plots were established along the length of the principal street. These were mostly owned by craftsmen and traders and comprised long, narrow plots of land, situated behind a commercial property on the street front. A back lane ran along the rear of the plots, with common land beyond. Many of the boundaries to these plots are fossilised within modern land divisions. Furthermore, the survival of sandstone walls, originally defining the burgage plot boundaries, has been confirmed by archaeological evidence. Standing examples survive to the rear of Unity House, Smyth Street, to the west of the Unitarian Chapel and on the eastern boundary of Scott's Yard.

Medieval trade in Westgate was focussed within workshops and yards to the back of the burgage plots. The major sector of employment in this area was the cloth trade, and in particular cloth finishing and worsted spinning. There is also evidence for dyers and tanners operating in the area. The resulting prosperity of Westgate in the late medieval period is illustrated by its stock of timber-framed buildings, of which fragments still survive (for example 115 Westgate and 6-8 Silver Street).

During the 17th and 18th centuries, Westgate became a popular residential district for the mercantile classes, with townhouses erected for a number of prosperous wool chapmen. This gentrification continued throughout the 18th century, when notable wool manufacturers built large townhouses on the street frontage. One such house survives at Number 122 Westgate, constructed in 1752 by leading cloth merchant and leading political Whig, Pemberton Milnes. In 1780 Milnes also built the Orangery on Drury Lane, now listed grade II*, as a detached garden and green house. The Orangery was subsequently converted to use as a zoological gardens and burial ground.

While the street frontage developed, small-scale craft-based industry continued in workshops and yards to the rear, reflecting a close association between the owners and their workers. The prosperity of the wool trade continued with the establishment of woolstapler's warehouses along Thompson's Yard and Cheapside, following the medieval burgage plot.

Small factories were established close to the conservation area in the early to mid-19th century. Despite these industrial developments, the area suffered social and financial decline during the 19th and 20th centuries as small trades faced growing competition with large-scale industrialised activity in Yorkshire. The woollen trade in particular suffered from competition with the large textile mills of Halifax and Bradford. This decline was compounded by the construction of the railways, which opened the local market to wider competition. The first railway station at Westgate was opened in October 1857, but replaced in 1867 by a new station, located on the current station site. The present building dates to 1967.

Wakefield's civic centre was developed during the 19th century with Westgate providing an important link from the railway station to the emerging town centre. Westgate itself gained a number of grand Victorian buildings during this time, including the Theatre Royal and Opera House, built in 1894, and Unity House, built by the Co-Operative Society in 1908. Both buildings occupy prominent corner positions along Westgate.

The development of Upper Westgate continued through the 20th century with the growth of retail premises, both in purpose built structures and in the conversion of existing townhouses. During the later part of the 20th century, this development has become less sympathetic to the historic environment with the introduction of poor quality shop fronts.

Archaeology

Wakefield was established during the medieval period and the Wakefield Sites and Monuments Record shows no evidence of earlier activity within the Upper Westgate Conservation Area. However, there is a high potential for medieval archaeological deposits to survive below ground.

5.1


Principal view within the conservation area, facing north east along Westgate towards Silver Street and City centre, September 2010

6. Spatial Analysis

6.1 Street Pattern and Key Spaces

Much of the medieval street pattern survives within the upper Westgate Conservation Area. The main thoroughfare of Westgate which runs northeast-southwest through the centre of the designated area, forms one of the principal historic routes into the town, terminating at the former market place (now Silver Street). The street continues to function as a principal access route, linking the mainline station with the central shopping district. The street remains commercial, but has undergone a transition to predominantly financial and leisure use, maintaining the continuous shop fronts at street level.

The Westgate frontage is broken by a number of narrow streets and yards to both the north and south. These have been truncated to the south by modern development (outside the conservation area boundary), but remain preserved to the north where they follow the alignment of medieval burgage plots. The yards are characterised by continuous frontages which maintain the strong linear emphasis of the conservation area. The narrow plot size creates an enclosed appearance, emphasised by the scale of buildings.

Some variation to this arrangement is found to the east of Drury Lane. Much of this area was cleared with the establishment of Westgate Station in the mid-19th century, with further demolition in the early 20th century. While this area retains a number of important historic buildings, the open space is in contrast to the enclosure of the wider conservation area.

Greenery and Green Spaces

The urban character of the conservation area is reflected in the dominance of hard landscaping and continuous building lines. The Orangery, in contrast, forms the centrepiece of an open space based around its formal gardens. The presence of lawns and trees throughout much of the area transform the Orangery into a pleasant green space, providing a welcome contrast to the busy road which borders the site. The land has been variously used as a zoological garden and burial ground, elements of which survive in funerary monuments which create an enclosed and atmospheric space. The area has recently been transformed into a public exhibition space and is currently well maintained.

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6.3

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Key views

The naturally sloping topography of the Upper Westgate Conservation Area, combined with its regular street plan and rich architectural heritage, affords excellent views within and across the town from several locations.

Key views emphasise the importance of linear boundaries, enhanced by uniform building lines. Within the conservation area these are concentrated along Westgate, while views out of the area are dominated by the two towers of the Cathedral and the Town Hall.

The following have been identified as principal views within the conservation area:

northeast along Westgate towards the city centre, terminating at the prominent Bull Ring corner building with the Cathedral spire beyond;

southwest along Westgate, over the railway bridge;

northeast along Cliff Parade to the Wood Street Conservation Area;

southwest along Cliff Parade towards the Drury Lane Library;

southeast along Carter Street terminating at 57-59 Westgate;

south along Cheapside, towards Westgate;

north along Cheapside; and

north along George and Crown Yard towards the Town Hall.

The principal views are indicated on Map 5.



ConservationArea boundary

Key unlisted building Key views

Conservation area boundary, key unlisted buildings and key views

© Crown copyright All rights reserved (Wakefield MDC) Licence No. LA 100019574 2008


7. Character Analysis

7.1

7.2

Prevailing uses

The Upper Westgate area was established as part of the medieval market town with narrow burgage plots extending from the main commercial Westgate frontage. These plots are fossilised within the modern property boundaries with offices now dominating the smaller terraces to the rear. During the 18th and 19th centuries, the gentrification of Westgate lead to the establishment of grand residential building for the growing mercantile classes, resulting in a combination of architectural styles and building mass. These have subsequently been converted to commercial and leisure use, reflecting the growth of public amenities during the 20th century.

Architectural and Historic Qualities of theBuildings

While the plot size of Upper Westgate is largely dictated by the medieval burgage divisions, the buildings of Westgate itself have crossed these delineations creating an irregular architectural rhythm. Although the architectural detailing varies from building to building, there is an overall stylistic homogeneity provided by the imposing and high-status, Georgian and Victorian architecture. The simplicity of the Palladian is interspersed with highly ornate Classical detailing to create a diverse and interesting streetscape, increasing in grandeur as it nears the town centre.

A colour postcard of Westgate facing north east, towards the Theatre Royal at junction with Drury Lane, date unknown. Source: www.twixtaireandcalder.org.uk

Westgate facing south west, toward the Smyth Street and Drury Lane junction, early 1900s. Source: www.twixtaireandcalder.org.uk

Westgate, facing north east, September 2010

Westgate, facing south west, September 2010

Traditional shop front with modern signage, 88 Westgate, September 2010


The variation in building height has combined with the natural sloping topography to produce an irregular roofscape which enhances the piecemeal character of the conservation area. Throughout, there is an emphasis on vertical lines with columns and pilasters dividing tall sash windows and quoining detail to define building edges. While architectural integrity is maintained on the upper levels, the ground floor shop fronts of Westgate have undergone considerable unsympathetic alteration in the mid- to late 20th century. Where historic shop fronts do survive they provide a good aesthetic feature and reflection of the historic character of Wakefield. Good examples survive at 5 King Street, 88 Westgate and Unity House.

To the rear of Westgate are a series of narrow streets and yards which characterise an important part of the historic development of Wakefield. These are accessed by narrow covered walkways and arches which interrupt the Westgate frontage. Within the yards, the historic fabric has undergone piecemeal replacement with the insertion of UPVC windows and poor signage, but it does retain its overall historic homogeneity. The lower social status of these yards is reflected in the simplicity of architectural treatment and uniform frontages with regularly spaced openings. These structures also provide a cohesive streetscape which reflects the traditional industrial function of the yards as woolstapler's offices and warehouses.

This is emphasised by the retention of loading bays and cathead hoists, particularly along Cheapside. Some variation is provided by surviving residential properties within Barstow Square, with a greater emphasis on decorative features including pedimented doorcases and eaves detailing. However, these buildings maintain the Georgian symmetry of the industrial buildings, continuing the uniform building line.

Contribution of Key Unlisted Buildings

The Upper Westgate Conservation Area contains thirty listed building designations, which include fifty-three individual buildings. A further twenty-five buildings appear on Wakefield's local list. In addition to these are a number of key buildings which, although undesignated, also make a positive contribution to the character or appearance of the conservation area and are recommended for inclusion upon the Buildings of Local Interest listing. The twenty-nine additional buildings recommended and agreed as key buildings result in a total of fifty-four buildings of local interest. The designated buildings are shown on Map 6, a full list of designated structures is provided within Appendix 1.

7.3


ConservationArea boundary

Listed buildings Locally listed buildings

Conservation area boundary, listed buildings and locally listed buildings


While Upper Westgate has an abundance of historic buildings which enhance the overall quality of the conservation area, there are a number of individual buildings which have been identified as being of specific interest. The following list is not exhaustive, but does highlight those buildings which make a special contribution to the conservation area:

2-6 Albion Court - a short terrace of two-storey buildings dating mainly to the 18th century. These structures have recently undergone renovation and retain a significant amount of historic fixtures and fittings. The arrangement of the terrace reinforces the medieval burgage plot and reflects the traditional function of the yards, with a woolstapler's warehouse at Number 6.

2 Back Lane - a detached house of the mid-19th century located within the grounds of the Orangery. The building was constructed as the chapel keepers house in 1850 and remains a good example of early Victorian architecture which positively contributes to the setting of the listed Orangery and its grounds.

11-13 Barstow Square - a continuation of the locally listed 17-29 Barstow Square. The buildings are of contemporary date and architecturally similar to the remainder of the terrace, thus contributing to their group value. The terrace dates to the early 19th century and retains its Georgian detailing with hung sash windows and pedimented doorcases.

5-9 Cheapside - a comprehensive group of buildings to the west of Cheapside. The terrace links to the locally listed structures at 11 to 17 Cheapside and contributes further to their group value. The buildings represent early 19th century warehouses, reflecting the traditional industrial function of the rear yards and their association with the textile trade. Numbers 5 to 9 have been sensitively converted to modern uses and retain historic features such as loading doors and sash windows.

6-14 Cheapside - these structures date to the early 19th century and retain much of their historic appearance. The buildings respect the historic layout of the area and provide a uniform and cohesive streetscape to Cheapside, although there have been some unsympathetic extensions to Thompson's Yard.

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17 King Street - a late 19th century office building constructed from red brick with surviving sash windows and carved stone detailing to Barstow Square. Within the King Street elevation is a stone bearing the name King Street Chambers, suggesting a civic function for the building. The structure makes a positive contribution to the streetscape with high quality architectural detailing.

10 Market Street - a late 19th century, purpose built Post Office, situated within an otherwise poor streetscape. The building is architecturally linked to the neighbouring former United Methodist Chapel, listed grade II, through the use of red brick and stone detailing. Although currently unused, the post office forms a prominent visual element within the street, enhanced by its classical propor tions and use of classical ornamentation. The building represents an important statement of the growing prosperity of Victorian Wakefield.

22-32 Thompson's Yard - a comprehensive terrace of Victorian townhouses located at the north end of Thompson's Yard and incorporating Numbers 5 to 7 Cliff Parade. Although the buildings have lost much of their historic context due to the establishment of a car park on Cheapside, the terrace remains a comprehensive group of historic buildings which retain a significant amount of historic features. The terrace has recently been sensitively converted to office use.

82-86 Westgate - situated on the south side of Westgate are Numbers 82 to 86a, constructed in 1913. This building relates to the early 20th century development of the area and the establishment of civic amenities along Westgate. The building was constructed as a picture house and the original signage is visible beneath the unsympathetic nightclub addition. Despite the subsequent external painting of the building, the frontage retains its ornate classical architecture with raised parapet and pediment detail.

97 Westgate - a mid-19th century structure situated at the west end of Westgate. The building retains its historic features and architectural detailing, including sculpted keystones. The building makes a positive contribution to the adjacent listed buildings and has recently been sensitively restored.

97 Westgate, September 2010

1-3 Wood Street, September 2010


! 1-3 Wood Street - located on the corner of Wood Street and Silver Street this structure occupies a prominent position on the edge of the conservation area. The building was completed in 1881 and reflects the growing grandeur of commercial buildings during the Victorian period. The visual prominence of this building is enhanced by its strong vertical lines continued by the balustrade pediment and gabled dormers.

! Station wall - a short section of 19th century brick wall survives along the southern boundary of the present station. The wall has historic interest due to its association with the earlier station building and retains an interesting architectural detail in its stone doorway.

7.3 Prevalent Building Materials and Local Details

The buildings of Upper Westgate are unified by their use of red brick with stone detailing. Within the yards there are still examples of hand-made brick from the 18th century, while that along Westgate is generally machine made, consistent with the transition to polite architecture. Also contributing to the variation of Westgate's streetscape is the intermittent use of ashlar, including Numbers 56, 57-19, 61-63 and 66 Westgate, and the Drury Lane Library which all have stone facades. The dominant roofing material is slate, with low-pitched roofs and tall brick chimneys scattered across the skyline. The commercial Westgate buildings are predominantly of three storeys, but vary in height to create a fluctuating roofline, emphasised by raised parapets and pediments. Within the yards, the roofline remains more unified due to the consistency of storey height and absence of eaves detailing.

19th century decorative stone door surround on station wall, Westgate, September 2010


Ashlar stone facade, 57-61 Westgate, September 2010 Carved heads detail, 76 Westgate, September 2010

While each building of Upper Westgate is architecturally distinct, there is uniformity in the stylistic detailing of whole streets. The character of the area is defined by Georgian simplicity and Victorian ornament. Both utilise strong vertical lines with fluted columns and pilaster detailing. Horizontal emphasis is provided by dentilated eaves courses and stone floor bands. Many buildings retain their original horned sash windows, particularly within the lower status buildings of the yards. Along Westgate many of the openings are contained within stone surrounds with additional bracket and pediment detail providing interest to the piano nobile. Of particular local interest is the use of carved heads to define window openings. Good examples have been identified at Numbers 53, 76 and 96 Westgate, with later examples at Unity House and the Theatre Royal. The smaller domestic buildings to the rear also demonstrate good survival of 18th century porticoed doorcases.

Roads and pavements within the conservation area are generally of unsympathetic tarmac and concrete paving, increased by the abundance of car parking. There is some survival of historic sandstone setts, particularly in backland yard areas such as Albion Court, Bank Street and Cheapside, where they form an attractive feature which compliments the industrial quality of the buildings.

7.5

7.6

Audit of Heritage Assets

The Upper Westgate Conservation Area contains twenty-seven listed buildings and thirty locally designated structures. Of the former four are listed at grade II*, with the remainder at grade II. The interest of the individual structures is enhanced by their group value with adjacent historic buildings.

The results of the audit have been tabulated and are reproduced in Appendix 1. The audit has classified the assets according to their designation, relative historic and/or architectural interest and current condition.

The Extent of Intrusion or Damage

While the historic integrity of Upper Westgate is maintained by the survival of its historic buildings, the area has been subject to a number of pressures which are detracting from the quality of the conservation area. A significant pressure placed on the area is the presence of major vehicular routes such as Westgate and Drury Lane. These routes act as a barrier to pedestrian movement particularly away from the station and can discourage greater exploration of the town centre. They also increase street clutter with unsympathetic, but necessary signage and highway furniture. The level of traffic is increased by the abundance of surface car parking, supplemented by on street parking throughout the yards.

The Wakefield Art House and Media Centre (opened in June 2008), adjoining the Drury Lane Library, with the Merchant Gate development to right (first phase opened September 2010), September 2010

All vacant land within the conservation area is currently occupied by parking, particularly along Carter Street and Thompson's Yard where it conflicts with the historic buildings. More extensive parking areas are provided on Smyth Street and Drury Lane, within areas released through demolition. The presence of large open areas for car parking contributes little to the quality of the townscape and actively detracts from the surrounding urban fabric. Both areas would benefit from new sympathetic development which would reinstate the urban grain of the historic town.

Modern development within Upper Westgate has been kept to a minimum. However, notable late 20th century structures which detract from the appearance of the conservation area have been identified.

Number 14 Market Street is a two-storey bingo hall with poor quality signage which dominates the streetscape and detracts from the neighbouring historic buildings.

Marygate House, Silver Street, is a four-storey office building of brick and glass. This building is located on a prominent corner position and dominates views into the conservation area from the east. The scale of this building has effectively severed the Listed Buildings of Silver Street from the remainder of the area

The Quest Nightclub is located along Carter Street. Although the building respects the alignment of the burgage plot, the building is inappropriate in both scale and design with bland external elevations. The introduction of a canopied way at Prospect Yard has also obscured views of the historic buildings at 3-5 Carter Street.

Piecemeal alteration has taken place throughout the area including the replacement of windows and doors. The commercial frontage of Westgate has also suffered with the replacement of shop fronts with unsympathetic examples which conflict with the historic appearance of the individual buildings and wider streetscape. In particular is the use of oversized fascias and standardised signage coupled with distracting neon lighting. Guidance on shop front design within Wakefield has been produced by the Council.

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7.7 Neutral Areas

Neutral areas have been defined as those that neither enhance nor detract from the character or appearance of the conservation area. However, these areas also provide opportunities for enhancement.

Two areas have been identified within Upper Westgate, to the east of the Drury Lane Library* and west of Unity House. These areas are currently occupied by block paving and, while hard landscaping forms an integral part of the urban character of the conservation area, they have not been used to their full potential. Both areas provide the opportunity for the enhancement of the adjacent listed buildings.


*Since the Upper Westgate Conservation Area was appraised and the appraisal document adopted, the land to the east of Drury Lane Library received planning consent and The Wakefield Art House and Media Centre building has been completed. On the north west boundary of the conservation area permission has been granted and phase 1 construction completed of the Merchant Gate development.

A further area has been identified to the south of the station. Within this area are a number of listed buildings and locally designated structures which are currently poorly maintained. Although the buildings are in active use they could benefit from restoration. Furthermore, completing the group are two modern buildings, one of which is currently vacant. The development of this area with sympathetic new build provides an opportunity to enhance the setting of the designated structures. The position of the site adjacent to the station increases its potential as a gateway site.


8. General Condition, Problems, Pressuresand Capacity for Change

The general condition of the conservation area remains good with buildings well maintained and in active use. The integrity of the historic fabric is preserved with streetscapes of good quality historic structures. The number of vacant buildings is limited and where present are generally subject to planning applications.

Much of this has been ensured by the economic vitality of the area. Activity within the yards is low key with a predominance of white-collar office space, while Westgate becomes a vibrant night-time destination. However, both have placed pressures on the wider conservation area. The abundance of office space has intensified demands on vehicular movement with many streets and vacant plots being adopted for parking. Much of this has been achieved through unsympathetic hard landscaping with an increase in the use of tarmac over historic surfaces. It has also caused the deterioration of surviving historic surfaces which would benefit from re-laying.

During the evenings the area becomes a busy and vibrant destination. Bars and restaurants line Westgate, continuing into the Latino Quarter on Albion Court. However, this concentration of nighttime activity has intensified anti-social behaviour, discouraging some sectors of society from entering the area after hours. This has proved a particular problem for the Theatre Royal (listed at grade II*). The emphasis on bars and restaurants has also resulted in reduced daytime activity, with Westgate becoming a through route to the city centre rather than a destination for the public. This has left the area neglected during daylight hours with little motivation for maintaining the external appearance of the streetscape.

The capacity for change within the conservation area is limited. The buildings remain in an active use for which they are easily adapted. There are few opportunities for new development with the majority of buildings making a positive contribution to the special interest of the area. Opportunities for enhancement exist through piecemeal alteration. The removal of unsympathetic shop fronts and signage should be encouraged and control placed on new additions through the adoption of Article 4 Directions. Enhancement of the public realm can be achieved effectively through the adoption of a more cohesive arrangement of street furniture, removing superfluous or redundant furniture and instigating a more co-ordinated approach to style and siting.

Unsympathetic repairs to historic street surfaces, Barstow Square, September 2010

9. Management Proposals

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General guidance

Specific management guidelines should be produced for the Upper Westgate Conservation Area (see below).

Generic guidance on sensitive development and alteration within the conservation area should be made available to residents, businesses and the local planning authority.

All buildings, structures and open spaces which positively contribute to the special character and appearance of the conservation area will be protected and enhanced.

Regular reviews of the conservation area should be undertaken to monitor changes to its overall character and/or appearance and to prevent cumulative damage. It is recommended that these take place every five years.

Specific guidance

Specific guidance on appropriate shop front design should be produced in an easily accessible format.

Sensitive and detailed development control should be employed for alterations to commercial properties, possibly through the application of an Article 4(2) Direction*.

A more comprehensive rationalisation of street furniture should be implemented to generate a cohesive street scene and sense of place. Sensitive design should be enforced in order to enhance the public realm.

A reinstatement programme should be undertaken on the surviving historic surfaces within the conservation area to reinforce the local character of the street scene.

Development control should be implemented to ensure that new hard landscaping utilises sensitive materials which respect the historic character of the conservation area.

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A programme of rationalisation should be implemented with regard to traffic management. Signage should be kept to a minimum and integrated into single boards where possible.

A programme of rationalisation should be implemented in order to reduce the amount of parking within the conservation area.

There should be a presumption against the demolition of any building which makes a positive contribution to the wider conservation area. Any proposals for demolition would be subject to the criteria outlined in PPG15.

There should be a presumption against any development which does not respect the burgage plot boundaries which currently define the historic character of the conservation area. Furthermore, no surviving medieval boundary walls should be removed.

There should be a presumption against development which would impact upon any key views identified within the conservation area. In particular, new build should not interfere with key views of the Cathedral and Town Hall.

Where replacement of existing historic features is deemed necessary, it should be on a like-for-like basis. It is recommended that this in enforced by an Article 4 Direction*.

The current list of locally significant buildings should be reviewed and updated with the feasibility of adding the key unlisted structures identified within the appraisal.

A review of the current security measures along Westgate should be undertaken. Consideration should be made to the installation of CCTV cameras on existing street light columns in order to increase security and allow the removal of cameras from historic buildings.


*Given the commercial nature of the conservation area, it was determined that the adoption of Article 4(2) Directions was not necessary.

Burgage plot An enclosed field in medieval England and Scotland that extended the confines of a medieval town. Trading focused on the main street or market and plots extended to the rear of for some distance. Over time the trading position would be reinforced with construction of a permanent building. Ancillary uses including services, manufacture and agriculture were relegated to the rear of the plot.

Ashlar A squared building stone cut true on all faces used collectively with very thin mortar joints.

Column A supporting pillar comprising a base, a cylindrical shaft and a capital (top piece).

Classical Design influenced by the architecture of ancient Greece and Rome.

Dentilled eaves Small square blocks (which look like teeth) placed at the junction between a wall and a roof

Fluted column Shallow grooves running vertically along the cylindrical shaft of a column.

Gentrification The restoration and upgrading of deteriorated urban property by middleclass or affluent people.

Keystone The central wedge-shaped stone of an arch that locks its parts together. Also called a headstone.

Mercantile class Group whose occupation is the wholesale purchase and retail sale of goods for profit, persons running a retail business.

Palladian Architecture of or characteristic of an architectural style of the mid-18th century derived from that of Andrea Palladio,

Parapet A low protective wall or railing along the edge of a raised structure such as a roof or balcony.


10. Glossary

Pediment A low pitched triangular element used in classical architecture.

Piano nobile The principal floor of a large house, usually built in one of the styles of classical renaissance architecture.

Pilaster A shallow, rectangular column projecting from a wall

Quoin The dressed stones at the corner of buildings, usually laid so their faces are alternately large and small

Stone floor bands Decorative band of stone running at floor level, horizontally across the principal elevation or around the building.

Sash window A window formed with sliding glazed frames running in vertical grooves. Georgian sashes consisted of 8 panes over 8 panes, or 6 panes over 6. Victorian sashes had larger panes of plate glass which necessitated the use of sash horns on the bottom of the upper frame to strengthen vulnerable joints.

Victorian Relating to the architecture, furnishings and decoration of English-speaking countries between circa 1840 and circa 1900.

Urban grain The arrangement and size of areas of streets, blocks of buildings, open areas and the pattern of junctions.

Whig An British political party existing between the 18th and 19th-century that was opposed to the Tories.



Respondent Theme Detail How addressed

Business Issuesfacing the Conservation Area

Too many bars, clubs and takeaways Page 18 conservation appraisal: specific management policy

Issuesfacing the Conservation Area

Poor quality open spaces Pages 7, 13, conservation appraisal: general management policy, page 17. Guidance and policies contained within the Wakefield City Centre Area Action Plan


Little evening activity which leads to a lack of security

Conservation appraisal: specific management policy, page 18

11. Upper Westgate Conservation Area Review,consultation responses

Business

Business

Business Issuesfacing the Conservation Area

Poor street lighting (This is in the process of improvement)

Conservation appraisal: specific management policy, page 18


Car parking Pages 13, 14, conservation appraisal: specific policy, page 18. Guidance and policies contained within the Wakefield City Centre Area Action Plan


Street surfacing is in need of improvement

Pages 1, 2, 7, 13, 16 and conservation appraisal: general policy page 17 and specific policy page 17

Business Support for conservation area appraisal and management guidelines

The legislation needs to be enforced to ensure that the character is preserved and enhanced

Business

Business

Conservation appraisal: general policy page 17 and specific policies pages 17, 18


Respondent Theme Detail How addressed


There is a need to give some of the buildings a face lift and carry out adequate maintenance. Some smaller vacant buildings should be found a new use



There is a need to give some of the buildings a face lift and carry out adequate maintenance. Some smaller vacant buildings should be found a new use



Concern was raised over the amount of car parking in the area

Pages 13, 14, conservation appraisal: specific policy, page 18. Guidance and policies contained within the Wakefield City Centre Area Action Plan


Concern was raised that street cleansing was not being adequately carried out


Support for conservation area appraisal and management guidelines

The number of clubs and pubs should be controlled and a café culture promoted

Page 18 conservation appraisal: specific management policy

Support for conservation area appraisal and management guidelines

A management group of local businesses should be formed to help manage the area.

Business

Business


12. Bibliography

Department of the Environment, 1994, Planning Policy Guidance 15: Planning and the Historic Environment.

English Heritage, 2006, Guidance on Conservation Area Appraisals.

English Heritage, 2006, Guidance on the Management of Conservation Areas.

English Heritage, 2005, Streets For All: Yorkshire and Humber.

Joy, D. (1984). South and West Yorkshire (The Industrial West Riding), a regional history of the railways of Great Britain, Volume 8, David and Charles.

Walker, J.W. (1972). Wakefield, its History and its People. Volume 1, 3rd edition, 1972.

Wakefield Metropolitan District Council Unitary Development Plan First Alteration, adopted 17th January 2003.

The Town and Countr y Planning Act, 1990.

The Planning (Listed Buildings and Conservation Areas) Act, 1990.

(www.communities.gov.uk)

(www.communities.gov.uk)

www.english-heritage.org.uk

www.helm.org.uk

www.twixtaireandcalder.org.uk


Appendix 1: Audit of Heritage Assets

Name Street Designation ConditionSurvival

Westgate Unitarian Chapel Back Lane 1 2Grade II*

Milne's Orangery Back Lane 1 1Grade II*

Commemorative Stone In Burial Ground To South Of Milnes Orangery (Unitarian Chapel Hall)

Back Lane Grade II

Working Men's Monument In Burial Ground To South Of Milnes Orangery

Back Lane Grade II

No. 19 Cheapside 2 1Grade II

No. 12 Drury Lane 2 1Grade II*

Wakefield Library Drury Lane 1 1Grade II

No.'s 8, 10 & 12 (& 11-15 King Street: postal address: 7-13 King Street)

King Street / Barstow Square

3 2Grade II

No. 11 Market Street 3 2Grade II

Sorting Office Market Street 2 2Grade II

No.'s 6 & 8 Silver Street 2 3Grade II

No.'s 2-4 Thompson's Yard 2 2Grade II

No. 122 (Pemberton House) Westgate 2 2Grade II

No.'s 92-100 (even) - Wakefield Theatre Royal

Westgate 2 2Grade II*

No.'s 50 & 52 Westgate 4 3Grade II

No. 56 Westgate 3 1Grade II



No.'s 60 & 62 Westgate Grade II

No. 66 Westgate Grade II

No. 70 & 2-4 Cheapside Westgate 3 2Grade II


No.'s 51-55 (odd) Westgate 2 3Grade II





No. 79, Unity House Westgate 2 2Grade II



2 2

1 1



No. 1 Back Lane Local 3 2

No's 17-29 Barstow Square 1 1Local

No's 11-17 Cheapside Local

No. 2 Carter Street 3 3Local

No. 22 Silver Street 3 2Local

1 1

No. 102 Westgate 3 3Local

No. 104 & 106 Westgate 3 3Local



No. 115 & 115a Westgate 2 3Local

No's 21-27 Woolpack's Yard 2 2Local

No's 50-52(Flares/The Woolpacks Hotel)

Woolpack's Yard Local 2 3

N.B. Survival scoring 1= excellent (historic fabric retained throughout), 2 = good (some piecemeal alteration), 3 = fair (significant alteration, but retains its architectural integrity), 4 = poor (extensive loss of historic fabric)

Condition scoring 1 = good, 2 = moderate, 3 = poor, 4 = at risk


Appendix 2: Local Development Framework Policies*

Policy CS10 Design, Safety and Environmental Quality

Good design is a key element in sustainable development. Improving our places through raising the quality of the built environment is one of the Community Strategy's underpinning challenges and also a key part of urban renaissance. The design of buildings and spaces will be improved and opportunities for crime reduced. The district's built environment, landscape features and wildlife habitats will be protected and enhanced. Protected ecological and geological sites cover just 2% of the district's land area and tree cover is only 3.8%, one of the lowest percentages in the country. A number of Scheduled Ancient Monuments, Conservation Areas, historic buildings, archaeological remains and historic landscapes contribute to the local distinctiveness and character of the district. In all parts of the district, new development will:

a. incorporate sustainable buildings, spaces and landscaping of high quality design which:

i. are appropriate to their location in terms of scale and density;

ii. protects and enhances local character and distinctiveness taking local building traditions into account;

iii. takes into account the different landscape character across the district, including the Calder Valley, the Northern Coalfield areas, the Went River basin, the Limestone Escarpment and the south-east and south-west coalfield areas.

b. create safe and secure environments that reduce the opportunities for crime in all parts of the district;

c. protect and enhance the district's historic assets par ticularly Scheduled Ancient Monuments, Conservation Areas, historic buildings, archaeological remains and historic landscapes;

d. protect and enhance the district's biological and geological diversity and green infrastructure including the need to increase tree cover across the district, safeguard designated sites of international, national, regional and local importance, ancient woodland and other ecological assets, including priority habitats and species;

e. minimise the risk from all forms of pollution and contamination for existing and future occupants, the wider community and the environment, particularly within the defined Air Quality Management Areas along the M1, M62 and A1 corridors and in the urban areas in the western and northern parts of the district.

f. bring about improvements to the local environment including the reclamation of derelict or degraded land, where appropriate, particularly in former mining communities such as Castleford, Pontefract, South Elmsall, Sharlston, and South Hiendley.

g. helping reduce fossil fuel dependency, by promoting designs which incorporate energy efficiency and renewable energy generation technology.

Landscape Character

Landscape is an important and highly valued environmental resource within Wakefield District. Development within the countryside, on the edge of settlements or within areas of open urban green space shall contribute towards the protection, maintenance and enhancement of the character of the district's landscape, its biodiversity, and where appropriate, the recreational quality of the area. The Council may require an evaluation of the impact of development on the landscape to be submitted with development proposals. Impact upon the landscape will be assessed having regard to the extent to which development would:

a. adversely affect landscape elements which contribute to landscape character such as landform, field boundaries, or settlement patterns;

Policy D8

*Appendix 2 lists the Local Development Framework policies, adopted on 15 April 2009, replacing the policies of the Unitary Development Plan in place at the time of the adoption of the appraisal.


b. adversely affect vegetation and trees which are characteristic of that landscape type;

c. cause unacceptable visual intrusion; and

d. introduce or remove incongruous landscape elements.

Design of New Development

Within the district are a diverse range of settlements which have distinctive local characteristics. In order to maintain and enhance local diversity all new development shall make a positive contribution to the environment and amenity of its locality by virtue of high quality design, layout and landscaping. The Council will support the enhancement of public spaces, including provision of works of art in public places, and in appropriate cases this may be required as part of major development proposals. In particular proposals shall:

a. respect, and where appropriate enhance the character of the locality in terms of design, scale, massing, height, density, layout, materials and colour;

b. provide a quality setting within the development;

c. retain, and where appropriate enhance important ecological and landscape features;

d. respect, and where appropriate enhance existing natural and built features, skyline, landmarks or key views that contribute to the character and local distinctiveness of the area;

e. incorporate high quality landscaping and boundary treatment;

f. incorporate arrangements for access of vehicles, pedestrians and cyclists;

g. incorporate arrangements for servicing, waste handling, recycling and storage;

h. incorporate sensitive treatment of ancillary development such as parking and service areas and provide satisfactory screening where appropriate;

Policy D9

i. incorporate sensitive treatment of wiring, cabling and pipelines either by laying underground or providing adequate screening or landscaping;

j. allow for flexibility to adapt non-residential development to alternative uses to meet changing needs and circumstances over the lifetime of the development;

k. have no significant detrimental impact on the amenity of neighbouring users or residents and existing or prospective users;

l. allow easy access for all members of the community such as disabled people, elderly people and people with pushchairs or young children;

m. allow the oppor tunity for access to adjoining undeveloped land so it may subsequently be developed; and

n. provide open space and recreational facilities in all new housing developments which is related to the scale, type and density of the development, and to the nature of the site and its surroundings.

Extensions and Alterations to Dwellings

Throughout the district's settlements are a diverse range of residential neighbourhoods, many of which have distinctive local characteristics which should be maintained or enhanced. Extensions and alterations to dwellings shall respect residential amenity, the character and scale of the dwelling, and its location. Development will only be permitted if it would not:

a. reduce the space about the dwelling resulting in significant harm to residential amenity or character of the area;

b. significantly reduce the privacy of occupants of the dwelling or neighbouring properties;

c. significantly overshadow neighbouring dwellings resulting in harm to the amenity of occupants of the dwelling or neighbouring properties;

d. be discordant with the style of the original dwelling or result in significant harm to the character of the area.

Policy D10

Policy D12

Policy D16

Landscape Design

Landscape is an important and highly valued environmental resource within Wakefield District. New development shall be designed so that important existing landscaping features such as water bodies, trees, hedgerows, stone walls and other elements identified in the Landscape Character Assessment together with any new features are incorporated as an integral part of the proposal. In particular development proposals shall:

a. conserve and integrate existing natural features;

b. use new landscape features such as planting, shelter belts, and green spaces to integrate development with the wider landscape;

c. integrate new and existing development at the boundaries of the site through the continuity of landscape;

d. create areas of valuable habitat for wildlife by additional planting of native species rather than by using purely decorative planting; and

e. where appropriate allow public access and/or provide opportunities for recreation.

Advertisements and Shopfront Design

Shopfronts, signs and advertisements make a significant contribution to the character and local identity of the district's town centres.

1. The development of new or replacement shopfront units and display of advertisements will only be permitted if they satisfy the following criteria:

a. the design is consistent with the character of the existing building in terms of scale, quality and use of materials;

b. proposals respect the character of the locality and any features of scenic, historic, architectural, cultural or other special interest;

c. the shop fascia is designed to be in scale, in its depth and width, with the façade and street scene of which it forms part.

2. Proposals for the alteration of existing shopfronts or installation of new shopfronts and display of advertisements on a Listed Building or within a Conservation Area should preserve and enhance the character and appearance of the building, the area in which it is located and any features of architectural or historical interest. Existing traditional shopfronts shall be retained and restored unless exceptional circumstances apply. Proposals for new shopfronts and advertisements must be of a high standard of design and be appropriate in style, scale and materials to the building and its setting.

Development Affecting Archaeological Sites

Within the District are a number of Scheduled Ancient Monuments, and other unique archaeological assets. New

Development has also led to the discovery and excavation of remains of national, regional and local importance such as Roman and Iron age Settlements and a chariot burial.

1. Development that affects the site or setting of a Class I or Class II archaeological site will only be permitted if there are exceptional circumstances of overriding public interest and suitable protective and mitigation measures can be implemented to safeguard the archaeological value of the site.

2. In the case of Class III sites permission will only be permitted where:

a. The archaeological remains will be preserved in situ through careful design, layout and siting of the proposed development; or

b. When in-situ preservation is not justified or feasible, appropriate provision is made by the developer for excavation and recording before and/or during development and for the post-excavation analysis, publication, and archive deposition of any findings.

3. Where development proposals affect sites of known or potential archaeological interest, an appropriate archaeological assessment and evaluation will be required to be submitted as part of the planning application. Planning permission will not be granted without adequate assessment of the nature, extent and significance of the remains present and the degree to which the proposed development is likely to affect them.

Policy D17


Policy D18

Policy D19

Development Affecting Historic Locations

Development within or likely to affect the district's Historic Parks & Gardens, Historic Landscapes, Conservation Areas and Sites of Historic Battles will only be permitted where there is no adverse impact on:

a. open spaces, views, landmarks and landscape that contribute to their character, appearance or setting;

b. the character of any buildings or structures having regard to local scale, proportion, details and materials;

c. the preservation of features of architectural, archaeological and historic interest.

The Council will require that plans for development clearly illustrate the impact of the proposal on any features of architectural, archaeological and historic interest of the area. Such applications must also be supported with full details of the proposal.

Development affecting Buildings of Local Interest

Within the district are a number of buildings which are identified for protection because of their local significance in terms of their historical or architectural interest. These include buildings of local community interest, individual buildings or groups of buildings that contribute to the character or identity of an area, and buildings which are examples of important work by local architects or builders. Development including extensions, alterations, and changes of use to Buildings of Local Interest will only be permitted where there is no adverse impact on:

a. any features of special architectural or historic interest; and

b. the character, appearance and setting of the building.


Appendix 3: Buildings recommended for inclusion on the local list

Name Street Designation

No.'s 2-6 Albion Court Local

No. 2 Back Lane Local

No.'s 11-13 Barstow Square Local

No.'s 5-9 Cheapside Local

No.'s 6-14 Cheapside Local

No. 17 King Street Local

No. 10 Market Street Local

No.'s 22-32 (+5-7 Cliff Parade) Thompson's Yard Local

Station wall Westgate Local

No.'s 82 to 86 Westgate Local

No. 97 Westgate Local

No. 1-3 Wood Street Local


www.wakefield.gov.uk