blackfriars conservation plan

8/13/2019 Blackfriars Conservation Plan

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Feilden Clegg BradleyArchitects LLP

Conservation Plan

Blackfriars Priory, Gloucester

October 2007


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Contents

List of Illustrations

1.0 Introduction

2.0 Understanding the Context

2.1 The historical development of Gloucester

3.0 Understanding the Site

3.1 Overview of the site

3.2 Historical development of the site

4.0 The Gazetteer

4.1 The North Range

4.2 The East Range

4.3 The South Range

4.4 The West Range4.5 The Cloister and Precinct

4.6 Archaeology

4.7 Commercial Road Buildings

4.8 Southgate Street Buildings

5.0 Significance

5.1 Summary of significance

5.2 Significance of the site

5.3 Significance of the buildings

5.4 List of Statutory Designations

Contents

6.0 Issues of Vulnerability and Policies

6.1 Managing future change

6.2 Context and setting6.3 Conservation, maintenance and repair

6.4 Re-use of existing buildings

6.5 Archaeology

6.6 Potential for demolition

6.7 Intervention and new building

6.8 Vandalism and security

6.9 Vehicle and pedestrian access

6.10 Services

6.11 Landscape

6.12 Interpretation

6.13 Sensitivity to change

7.0 Consultation and Implementation



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List of Illustrations

Fig 78 Photograph of part of the excavated east cloister

walk Kirsty Rodwell

Fig 79 Plan showing the excavations in the north east

corner of the walk and the pattern of tiles found Kirsty Rodwell

Fig 80 Late medieval precinct and suggested form of the

little cloister Kirsty Rodwell

Fig 81 Relocated C14th arched gateway

Fig 82 Building on the site of the former orchard

Fig 83 View east along Blackfriars Lane

Fig 84 Diagrammatic summary of the archaeology withinthe priory curtilage

Diagram based on drawing by Kirsty Rodwell

Fig 85 View of Clutch Clinic prior to demolition

Fig 86 Proximity of Clutch Clinic to south range wall

Fig 87 Demolition of Clutch Clinic in progress (2004)

Fig 88 Demolition of Clutch Clinic revealing the south

range elevation

Fig 89 Photomontage of the Royal British Legion from

the junction between Commercial Road and

Ladybellegate Street

Fig 90 Photomontage of Commercial Road from the

Royal British Legion to Blackfriars Inn

Fig 91 Nos. 4 and 6 Commercial Road

Fig 92 Detail of the Black Swan Hotel

Fig 93 Brunswick Baptist Church and 52-56 Southgate

Street

Fig 94 View of the rear extension to the Black Swan Hotel

Fig 95 Brunswick Baptist Church

Fig 96 Carpark to the rear of 52-56 Southgate Street

Fig 97 Detail of grafitti to be found in the Scriptorium

Fig 98 Diagram of statutory designations

Fig 99 3D image of Blackfriars

Fig 100 View of Blackfriars from the car park to the north

Fig 101 View of access along Blackfriars Lane from

Southgate Street

Fig 102 Diagrammatic summary of the

archaeology within the Priory curtilage

Diagram based on drawing by Kirsty Rodwell

Fig 103 The garage facing Commercial Road

Fig 104 Workshops adjacent to the east range

Fig 105 Diagram of potential demolition within the

Blackfriars site

Fig 106 Diagram of potential new landscaping and

construction areas within the Blackfriars site

Fig 107 Diagram showing the sensitivity to change

within the site (ground floor)

Fig 108 Diagram showing the sensitivity to change within

the site (first floor)

Fig 109 Diagram showing the sensitivity to change within

the site (second floor)

Feilden Clegg BradleyArchitects LLP6


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Feilden Clegg BradleyArchitects LLP 7

Blackfriars Priory is located within the historic city of

Gloucester on a route midway between Westgate Street

and the Docks. The Priory dates from the C13th and the

standing remains of the claustral buildings are listed and

along with the surrounding landscape are a scheduled

ancient monument. The precincts of the Priory, which once

included a cemetery and orchards, have been built over

and now the claustral buildings are largely hidden by later

development.

The site to which this Conservation Plan refers extends

beyond the limits of the Priory to include the whole urban

block bounded by Southgate Street to the east, Commercial

Road to the south and Ladybellegate Street to the west.

Blackfriars Lane forms the northern boundary of the site

and provides a link with historic Southgate Street. The aerial

photograph overleaf shows the footprint of this urban block.

Historically, Blackfriars Priory is situated in the south-west

quadrant of the medieval city of Gloucester, close to the

original Southgate entrance into the city. The site is also

close to the remains of the Roman city wall and built over

the peripheral remains of the Norman castle. The remains

of the Priory have been continually adapted and altered

throughout their existence, though what remains today is

one of the most complete Dominican priories in England

and is an important part of Gloucesters rich heritage.

It is for this reason, as well as for the historic importanceof individual features, that the Priory and the surrounding

site now form a key element in the proposed regeneration

of the Greater Blackfriars site. This Conservation Plan has

been commissioned by the Gloucester Heritage Urban

Regeneration Company whose aim is to incorporate

the Blackfriars Priory site into a larger scheme for the

regeneration of central Gloucester.Fig.1 Site Location Plan

1.0 Introduction


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Blackfriars Priory has been influenced throughout its history

by the changing character of the city of Gloucester and

is located within a rich historical context that dates back

to the early Roman settlement of Glevum. The following

section describes the development of Gloucester to give a

contextural historic introduction to the Conservation Plan.

Roman Settlement

The earliest permanent settlement at Gloucester was

founded during the Roman occupation of Britain in 48AD. A

Roman fortress was built north of the present city centre at

a crossing point of the River Severn. By 70AD the fortress

was abandoned and a new settlement of Glevum, meaning

bright town, was built on the site of the present city centre.

The settlement was planned according to Roman custom as

a rectangle, divided into four equal parts by two main roads

that met at the forum and enclosed within a perimeter wall.

By the end of the first century the settlement was a Colonia.Only Colchester, Lincoln and York shared this status.

Anglo Saxon and Norman

In 577AD Gloucester passed into Saxon control following

the battle of Dyrham and by 679AD a Minster had been

founded. Gloucester began to prosper again and by the

end of the C9th new streets had been laid, many of which

remain today. St Oswalds Priory was founded in 900AD

which became a place of pilgrimage. Following the Norman

Conquest Gloucester grew as an important administrativeand commercial town. The defences were improved and

a castle was built on the corner of the Roman defences.

This lasted only 50 years and a second was built on the

site now occupied by the prison. Gloucester was an

important religious centre and in 1072 William I instructed

the rebuilding of St Peters Abbey which stood on the

old Minster site. This soon became one of the principal

Benedictine centres in England.

2.0 Understanding the context2.1 The historical development of Gloucester

Fig. 2 Illustration showing the Roman wall and the site of the gaol and Norman castle in relation to Blackfriars


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Medieval

The Benedictines of St Peters Abbey were the most

important monastic order within the city in the C11th and

C12th. However, by the beginning of the C13th other

monasteries were being established. Henry III, who was

crowned at St Peters in 1216, retained a strong connection

with Gloucester and gave funds for the construction ofthese new monasteries within the city. Greyfriars was

founded in 1231, Blackfriars in 1239 and Whitefriars in

about 1268. St Peters retained its superior status, and in

1307 the tomb of Edward II was brought to the Abbey and

soon became a popular site of pilgrimage.

The wealth of medieval Gloucester was primarily derived

from the manufacture of wool cloth, though other small

industries thrived in the centre of the town. Westgate

Street was the most important commercial street in thecity with the market, Guildhall and Mint. Southgate Street

contained the fish and corn markets and was the main

route to Bristol. Until 1275 Eastgate Street was the Jewish

Quarter and grew in importance in the Middle Ages as it

linked Gloucester to the important cloth making area of

the Stroud Valley. The layout of the subsidiary streets was

largely determined by long and narrow burgage plots which

lay at right angles to the main streets. These plots were

originally used as gardens or extra space for outbuildings,

workshops, stables and occasionally additional cottages.

Despite almost continuous rebuilding of individual plots, thecharacteristics of the medieval street system and orientation

of plots remained almost unchanged for the next four

centuries.

Fig. 3 Speeds map of 1610

2.0 Understanding the context2.1 The historical development of Gloucester



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Fig. 5 Ordnance Survey map 1883

Regency

Difficulties in navigating the River Severn limited Gloucesters

trade potential and the city expanded little beyond its

medieval limits. However this changed in 1791 when

construction began on the Gloucestershire and Berkeley

canal, supervised by the engineer Thomas Telford. The

canal and basin took 30 years to build and was the longest

and deepest canal in Britain. The basin became the centre

for expansion with over 20 warehouses erected for the

storage of grain and timber.

Victorian

Gloucester experienced almost uninterrupted growth as a

result of the success of the docks until the end of the C19th.

Port trade peaked in 1850 then began to decline due to its

inability to accommodate the increasing size of ocean goingships and competition from new docks at Avonmouth and

Portishead. In response, the railways began to expand to

link Gloucester with Birmingham, Swindon and Bristol, so

that water transport could no longer compete. The success

of the railways enabled Gloucester to continue to expand

and maintain its role as a thriving market centre serving the

surrounding agricultural areas.

Late C19th saw construction of new suburbs to house the

increasing population. Over the 20 year period from 1851 to

1871 the population of 7000 doubled. The move of peopleout of the city centre changed the character of Gloucester

and by 1850 the centre was dominated by brick and stucco

shop fronts and few of the old timber fronts remained. In

the 1870s and 1880s Gloucester experienced a building

boom as banks, offices and larger stores moved into the

centre and civic, religious and public buildings were built to

serve the increasing population. Small industries became

established in small areas of back-land within the town walls

which would have once been open space.

2.0 Understanding the context




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The 20th Century

Throughout the C20th Gloucester suffered badly from the

demolition of much of its historic fabric, from the adoption

of post-war architectural trends and from attempts to

comprehensively solve the problems of increasing numbers

of vehicles. By the outbreak of World War One the centre

was governed almost entirely by commercial interests andin the 1900s several buildings in the Blackfriars area were

demolished to make way for an electricity works to supply

the needs of the city. Westgate Street was further widened

and Northgate Street and Eastgate Street were extensively

rebuilt in the 1920s and 30s to accommodate new larger

department stores.

Gloucester escaped significant bomb damage during

World War Two, though the post war period was marked

by extensive demolition of historic buildings to make wayfor commercial redevelopment. Resulting in what the

Shell Guide of 1951 describes as the houses around the

cross have been re-built several times resulting in a most

unworthy centre for any town anywhere. The corporation

commissioned a comprehensive redevelopment plan by

the architect GA Jellicoe to cope with increased traffic

and provide new shopping and social facilities. The plan

presented in 1962 resulted in a permanent change of

character and scale to the central area and included the

destruction of most of the medieval street pattern, disrupting

the few ancient thoroughfares that remained. Gloucesterembraced brutalistic change and what remains today is

largely the result of the heavy handed redevelopment that

took place in the 1960s and 70s.

Fig. 6 Aerial view of Gloucester today

2.0 Understanding the context



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Before considering the individual buildings in more detail it

is useful to provide an overview of the various components

of the site, many of which have evolved and changed over

the 750 years of the Priorys existence. The Blackfriars site

consists of a collection of buildings, including the Priory

complex which occupies the majority of the site and faces

onto Ladybellegate Street, as well as Blackfriars Lane and

the later buildings which face onto Southgate Street andCommercial Street.

The Priory buildings are all Grade I Listed with the exception

of nos. 13 to 19 Ladybellegate Street which are Grade II*

Listed. The boundary walls facing Blackfriars Lane and

Ladybellegate Street are also Listed Grade II*. The Priory

buildings, together with Blackfriars Inn and the surrounding

grounds are a Scheduled Ancient Monument and the whole

site falls within a conservation area (Gloucester Conservation

Area No. 5). The Black Swan Hotel which forms part of theConservation Plan site and faces onto Southgate Street is

also Listed Grade II.

Fig. 7 Site plan showing the footprint of the Blackfriars site

3.0 Understanding the site



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Although no longer complete the Priory complex retains

much of its original fabric and the original ground plan of

four ranges built around a central cloister.

The north range was once the Priory church and faces

onto Blackfriars Lane. It was heavily reduced in length

following the Dissolution when the building was converted

into a mansion. The west range was largely rebuilt in theC19th and stands today as a terrace of domestically scaled

3-4 storied buildings facing onto Ladybellegate Street.

The south range is largely intact and is located behind the

Commercial Road properties while the east range was

heavily demolished and only the northern part of the original

range remains alongside an adjoining brick building which is

now used as a garage workshop.

The other buildings included within the Conservation Plan

face onto Commercial Road and Southgate Street. The

Commercial Road properties include the Royal British

Legion building, Tile Centre, Blackfriars Inn, car showroom

and no. 4 Commercial Road. There is access via the garage

into the heart of the site where a number of C19th to C20th

buildings exist that are used as garage workshops. There is

also access to the south of the Priory via a lane which exists

behind the Commercial Road buildings.

The Southgate Street properties include the three storied

C19th Grade II Listed Black Swan Hotel which stands at the

junction between Commercial Road and Southgate Street,Brunswick Baptist Church and no. 64 Southgate Street,

both of which date from the mid C20th. Areas of hard

standing exist to the rear of all of these properties which is

currently used for parking.



Fig. 8 Blackfriars Priory today, viewed from the east



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Phase 1

The Medieval Priory (mid C13th)

Phase 5

New Houses and Streets (mid C19th)

Phase 3

Thomas Bells Mansion (mid C16th)

Phase 2

Expansion of the Church

(C14th to late C15th alterations)

Phase 6

Industries and Change (mid C19th to the present

day)

Phase 4

Subdivision of the Priory (mid C18th)



Fig. 11 Diagrams showing the phased development of the Priory



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Fig. 12 Plan showing the C13th layout




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Phase 2: Expansion of the Church

(C14th to late C15th alterations)

During this period changes were made to the church. In

the mid C14th the crossing and transepts were rebuilt,

heightened and vaulted and a lantern added. The rebuilding

works were carried out in the perpendicular gothic style

which was typical of the period. A large traceried northfacing window was built as part of the north transept and a

chapel was created at the east end of the south aisle. Tiled

floors were laid and the nave became popular for lay burials.

Further alterations were made during the late C15th when

the roofs of the aisles were raised.

During the late C15th the east range was altered to form a

separate lodging for a Prior with a lavish new oriel window

and decorative wall paintings. The number of friars at

Blackfriars remained constant between 30 and 40 though

this declined to seven prior to the Dissolution in 1538. It is

not known whether this decline was due to poverty or a

gradual planned closure.

Reconstruction of section through the cloister looking towards the church following the C14th alterations

Reconstruction of section through church looking north



Fig. 13 Sections showing a reconstruction of the Priory



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Phase 3: Thomas Bells Mansion (mid C16th)

The Priory remained as part of the church establishment

for three centuries until it was dissolved along with other

monasteries in 1538. The buildings were then sold to

Thomas Bell, a wealthy local alderman, who had been

renting property from the friars before this date. Bell

significantly altered the church to create a mansion houseand re-used the remaining priory buildings as a factory.

The nave and choir of the church were both reduced in

length and floor levels were raised within the former nave

to create a parlour on the ground floor and a solar on the

upper floor with an unheated attic above. The former choir

was left as a double height Hall, also with an attic. The east

range was adapted to create a kitchen for the mansion

house with ovens and fireplaces. Access to the mansion

house was from the north, via a new porch which allowed

entrance into the cloister area. The cloister was retained

and adapted to provide a double height gallery around the

perimeter of the cloister and access to the mansion house

at two levels. The remaining buildings surrounding the

cloister were retained and re-used as a spinning and knitting

factory for the manufacture of woollen caps.

The Priory remained under the ownership of Thomas Bell

until his death in 1566. His will describes the interior of the

mansion and mentions the Hall, Great Chamber, White

Chamber, New Parlour, Porch Chamber and a cross panelof wainscot with cupboards. It also mentions a house

adjoining Blackfriars occupied by a weaver. Thomass wife

died in 1567 and Bells place was inherited by Thomass

only niece Joan and her husband Thomas Dennys. The

property remained within the Dennys family for several

generations until 1711.

Fig. 14 Plan showing layout of Thomas Bells mansion




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Fig. 16 Interior of the north transept reception room

National Monuments Record 1946Fig. 17 Entrance hall to Blackfriars

National Monuments Record 1946




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Phase 5: New Houses and Streets (mid C19th)

In 1802 George Wood, a promising young stonemason from

London, joined John Bryant who died the same year. Wood

married one of Bryants daughters and after the death of

Bryants widow the house and workshops were sold in 1809

to Wood for 1200. Wood set about recouping this cost by

converting the west range into individual houses. By 1817he had re-fronted his house and constructed nos. 13 and

15 Ladybellegate Street on the site of the refectory. Shortly

after Wood sold the family house now known as Blackfriars

Lawn to Charles Hough.

In c.1850 Commercial Road was built. Around this time the

southern part of the west range was used as a stables. It

later became a warehouse and by 1894 was used as part of

the bottle factory.

By the mid C19th a cottage had been built in the space now

occupied by no. 17 and office space was built to the west.

The south range continued to be used for a variety of

commercial purposes. The prosperity of the docks had

a growing influence on Blackfriars and in 1849 the south

range was sold to James Brimmell and became a ships

chandlers.

By this time a cottage had been built at the east end on the

site of the former malting kiln.

Fig. 18 Plan showing Priory buildings in the mid C19th





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Phase 6: Talbots Mineral Water Factory (late C19th)

The most dramatic damage to the medieval buildings was

carried out after 1874 when Thomas Talbot bought the east

range and the south eastern part of the cloister. By 1880

a large part of the range had been demolished to create a

new mineral water factory. The factory extended into the

south range which was purchased in 1894 and the dwellingthat existed in the east of the south range was subsequently

demolished. This was largely rebuilt to create a new loading

bay and internal mezzanine which projected into the south

alley way. It was at this time that the remaining sections of

the cloister gallery were demolished.

Talbots mineral water factory continued to operate until

1954 when the property facing Commercial Road was sold

to Westgate Motor House Co. and converted into a garage.

The garage was extended in 1957 when the southern part

of the east range was sold to Westgate Motor House Co. by

Stroud Brewery.

Fig. 19 Plan showing Priory buildings at the time of the mineral water factory




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The North Range

The north range was once the Priory church and what

survives today is the central section, which was converted

into a mansion following the Dissolution. This house was

subdivided into two properties at the beginning of the C18th

with later modifications. What exists today is a single volume

space which was stripped in the 1970s of all its interiorfloors, finishes and partitions back to the masonry shell. The

building is watertight and in a good state of repair.

The building is rectangular with a projecting north transept.

The elevations are a palimpsest of its structural history. The

original masonry for the principal church elevations and

dressings was limestone ashlar while sandstone blocks

were used for some internal walling. The masonry, in

particular the limestone, has been re-used during all later

periods of construction. The exposed roof of the building

comprises the original scissor braced roof structure over thechoir and nave though the central section of the roof and the

projecting north transept have a new steel structure which

shows no reference to the form of roof which would have

once related to the demolished south transept. The roof is

clad in clay plain tiles with lowered courses of stone tiles at

the eaves levels.

4.0 The Gazetteer

4.1 The North Range

Fig. 24 Stukeleys view of Blackfriars from the north west 1721

Fig. 25 Blackfriars from the north, S & N Buck 1732


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4.0 The Gazetteer

4.1 The North Range

Exterior Features: North Elevation (Fig. 30)

The north wall of the range shows evidence of all periods

of the evolution of the building. The eastern choir end of

the church has been truncated to only two bays but still

retains examples of the original buttresses with tall lancet

arch-headed windows which would have once extended the

full length of the elevation (Fig 30a). These windows wereinfilled in the C16th and new large mullioned and transomed

windows were installed to light the full height hall space that

was created within the former choir (Fig 30b).

The western end of the range was once an aisled nave;

during the C16th the north aisle was demolished and infilled

with medieval ashlar masonry to create an external wall.

Evidence of the original C13th aisle arcade arches are still

visible (Fig 30c). As part of this remodelling of the faade a

canted double-height oriel window was built to light a new

parlour and solar which were built over two floors in theremaining nave area. This window no longer exists and was

replaced by a C19th curved bay (Fig 30d). The main feature

of the north elevation is the projecting north transept. This

was built as part of the church alterations which occurred

in the mid C14th, however the large traceried window was

infilled in the C18th. Evidence on the west of the transept

shows the line of the original aisle roof and the later raised

roofline that occurred when the church was remodelled (Fig

33a). All that remains of the north chapel is the piscine and

a ruinous external wall (Fig 30e). When the mansion housewas initially subdivided in the C18th ground levels were

raised and new entrance doors were formed in the north

elevation and the medieval openings were modified to suit

the new internal arrangements (Fig 30f).

Fig. 26 North range viewed from the cloister Fig. 27 North range east elevation

Fig. 28 Remains of north aisle wall and bay window Fig. 29 West elevation and C14th precinct gateway relocated from

Longsmith Street



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Fig. 30 North range, external north elevation

Fig. 31 North range, internal north elevation

4.0 The Gazetteer

4.1 The North Range

Exterior Features: East Elevation (Fig.44)

The east elevation of the north range dates from the C16th

and was constructed when the choir was truncated to

create the mansion house. The elevation includes external

chimneys which were originally taller and had crenellated

tops. The elevation would have originally comprised two

large windows either side of the chimney which lit thedouble height Hall beyond and smaller windows which

provided light to an attic space. One of the original larger

windows still exists (Fig 44a) though it is missing a transom

and its matching left hand window has been removed and

exists only as part of a later smaller window (Fig 44b). The

modification and removal the original C16th windows was

due to the later subdivision of the mansion house. Today

there are the remains of cellar doors and windows as well as

new doors and windows which date from the C19th.

Exterior Features: West Elevation (Fig. 33)

The west elevation of the north range like the east also

dates from the C16th and was constructed when the nave

was truncated to create the mansion house. The existing

chimney breast would have matched that on the east

elevation and been taller than it is today with a crenellated

top. The fenestration of this elevation differs in that it

would have originally incorporated three pairs of mullioned

windows either side of the chimney which would have lit the

Parlour on the ground floor, the Solar on the first floor andthe attic space above. These have been largely removed

and infilled during subsequent phases of alteration and in

the case of one of the lower windows there are the remains

of a C19th fireplace built within the depth of the wall where

the window would have been (Fig 35a).

ba

e

e

ff

cd

a_c_

c_

b


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4.0 The Gazetteer

4.1 The North Range

Fig. 32 North range, external south elevation

Fig. 34 North range, internal south elevation

Fig. 33 North range, external west elevation

Fig. 35 North range, internal west elevation

b

ha

g

d

c

e

f

a

b

b

a

b

a



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4.0 The Gazetteer

4.1 The North Range

Fig. 36 South aisle wall viewed from cloister

Fig. 37 South aisle wall viewed from church

Exterior Features: South Elevation (Fig. 32)

The south elevation of the north range is fragmentary and

a large degree of the original fabric has been lost. A large

modern metal-framed glazed screen now infills the void

where the south transept and south chapel would have

been. The western end of the south elevation retains the

remains of the C13th aisle arcade including a complete archand column under-built with later C16th masonry (Fig 32a).

Infilled corbels and a weathering line show the position of

the lean-to aisle roof (Fig 32b).

The eastern end of this elevation is largely C13th and still

retains the original night door which provided the friars with

direct access from their dormitories to the church choir (Fig

32c). These were connected by a night stair in a pentice,

built up against the south elevation of the church. Evidence

of this structure still remains in the form of corbels and a

weathering for the roof (Fig 32d), together with the scarof the east wall next to the door (Fig 32e). A jamb of an

original lancet window also exists which formed the end of

a continuous arcade (Fig 32f). The yard area to the east of

the east range underwent a series of later alterations. The

remains of an oven can be seen which once belonged to

the C16th mansion house kitchen (Fig 32g).

Remains of the South Aisle to the North Range

(Fig 36 and 37)

Today the external wall of the south aisle and transept

are ruinous and exposed to the elements. Evidence of

the C14th to C15th south chapel which once had a small

gable and an arched traceried window still exists (Fig

37a) alongside a delicately carved piscina (Fig 37b) with a

cinquefoil arched hood moulding and a large recessed tomb

(Fig 37c). Excavations revealed a number of graves from this

period clustered in front of a former altar (Fig 37d).

a

cb

a

d


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4.0 The Gazetteer

4.1 The North Range

Fig. 39 View of the interior of the east wall showing one of the large

windows of the C16th Hall

Fig. 40 The interior of the north wall showing the remains of the

arcaded stonework to the Choir

Fig. 41 The night door providing access to the Choir f rom the Monks

dormitory

Roof Structure

Thirty five of the original scissor braced trusses were

reinstated following a programme of dismantling and repair

which took place in the 1970s. The original roof cladding

was also re-laid at this time and what exists today is a clay

plain tile roof with rows of diminishing stone tiles used for

the lower courses. Trusses from the roof over the centralcrossing and north transept still exist in storage and date

from the original construction in the mid C13th and also

from the mid C14th when the crossing was rebuilt.

Floor Levels

The floor levels in the choir have been restored to their

C13th level by infilling the C18th cellars. The floor of the

nave has also been reinstated to its C13th level following

archaeological excavation. There are visible remains of the

foundations to the screen and pulpit base at the east end of

the nave. The reading desk which was found in the gardens

to the north of the church, but which is currently mounted in

the nave, may have been part of this.


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4.0 The Gazetteer

4.2 The East Range

Fig. 44 East range, external east elevation

Fig. 46 North transept internal east and west elevations.

East range, external west elevation

East range, external

west elevation

b

a

fe d

c

ab

dc

e

Fig. 47 East range, internal west elevation

Fig. 45 East range, internal east elevation

a

a



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4.0 The Gazetteer

4.3 The South Range

Fig. 50 South range viewed from cloister showing loading bay

(pciture taken during Clutch Clinic demolition)

Fig. 52 Interior of loading bay at eastern end of south range

The South Range

The south range exists today in a largely unaltered state

apart from the east end which was rebult in the late C19th.

It is unique in housing a C13th scriptorium on the first floor

which was specifically designed to house a library and

provide individual study space. The original function of the

ground floor is not known. The south range would have

also been linked to a number of subsidiary buildings further

to the south which may have included the kitchen and

infirmary built around a second smaller cloister. Excavations

have revealed that there was a through passage at the

demolished east end of the range.

The range is two-storied. The external walls are built of

lias rubble with limestone dressings, with the exception

of the walls at lower level within the cloister walk which

are sandstone. The majority of the external faces, with

the exception of the cloister walk, have been renderedand finished with an ochre pigmented limewash. The roof

is exposed to the upper floor and comprises the original

scissor braced trusses which support stone tiles laid in

diminishing courses.

External Features: North Elevation (Fig. 55)

The north elevation faces into the cloister and retains much

of the original C13th fabric. At first floor level is a continuous

row of original C13th rectangular windows which lit the

scriptorium. The majority of these windows survive in good

condition; below these are the weathering and corbels for

the roof to the cloister walk.

Fig. 51 South range viewed from cloister showing remains of

lavatorium

Fig. 53 South elevation viewed from Commercial Road


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4.3 The South Range

Fig. 54 South range, internal north elevation

Fig. 55 South range, external north elevation

A significant feature is the C13th lavatorium adjoining the

principal door to the refectory in the west range, which

would have been used by the friars for washing (Fig 55a).

It is built into the face of the wall and is constructed of

skillfully carved limestone ashlar with a series of decorative

trefoil arched heads. The lavatorium is currently partially

concealed behind later masonry and plaster though recent

investigations have revealed the remains of medieval

painting on the original stonework. Drainage works have

revealed that the C14th tiles to the cloister walk survive

below modern ground level.

Alterations were made to the south range when Thomas

Bell converted the range to factory use, an entrance was

formed at ground level into the cloister and one of the

upper windows was modified to accommodate an internal

flue which runs discreetly up alongside one of the carrel

partitions in an ashlar boxing (Fig 54a). The cloister walk

was adapted in the C16th to create an upper gallery. Furtheropenings were formed from the C18th onwards which relate

to the industrial uses the south range housed.

External Features: South Elevation (Fig. 57)

The south elevation like the north has an almost continuous

row of intact C13th scriptorium windows (Fig 57b), though

on the ground floor there were also originally five large

arched windows and a door with the remains of a pentice

roof (Fig 57a) which once provided access to the area south

of the priory. Three of the windows on the ground floor show

evidence of careful modification and enlargement which

occurred during the life of the priory, though later alterations

in the C16th have largely obliterated this work externally.

Modification of the first floor windows also took place in

the C14th, though this was in the eastern end of the range

which was rebuilt in the C19th (Fig 57c).

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4.3 The South Range

Fig. 56 South range, internal south elevation

Fig. 57 South range, external south elevation

Internal Features (Figs. 54 and 56)

The south range is largely a single open space on the

ground and first floor, accessed via two stairs built in the

1990s, one within the loading bay and the other within the

refectory. There is one surviving internal partition at the east

end of the south range which has a C16th lower section

and a C19th upper section (Fig 54b). Beyond this was once

the malting kiln and later a cottage. This space was last

used as a loading bay.

Internal walls are faced with a mixture of sandstone blocks,

lias rubble and limestone ashlar, all are original materials.

The ashlar is heavily limewashed and the rubble has remains

of thin off-white plaster, some later pink plaster exists from

the mid C16th period.

The roof of the south range dates back to the C13th and

unlike the others in the Priory the structure of the southrange roof has been repaired in situ and not dismantled.

The roof incorporates thirty six scissor-braced roof trusses.

Dendrochronological dating estimates the felling date of the

timbers between 1226 and 1262. The trusses are all very

similar with the exception of one which incorporates a tie

beam, suggesting the location of a partition at this point.

The exterior of the roof is clad in diminishing courses of

stone tiles.

The ground floor is a modern concrete over layer which

has been laid c. 600mm above the original medieval floorlevel. The first floor structure is supported by trusses which

comprise bridging beams morticed into wall posts with

curved braces. The posts and braces are supported on

corbels set in to the walls. Only one of the beams dates

from the C13th; the others have been replaced or reset. The

majority of the floor was stripped and the remaining floor

has been re-laid using original joists dating from the C13th

and has modern oak floorboards.

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4.3 The South RangeThe upper floor of the south range houses some of the most

important original features of the building. The space was

open to the roof and would have been lined on the north

and south walls with 14 individual study carrels divided by

1 metre deep limestone ashlar partitions carried on two-

stage corbels. Only one survives complete and the carrels

at the east end have been demolished reducing the pairs to

ten. The tops of the partitions were arched with a moulded

cornice.

Each carrel had a single rectangular window with

asymmetrically splayed reveals to direct the natural light.

Evidence of hinges shows that these would have originally

been fitted with a pair of narrow shutters, though further

rebates in the stonework on the north elevation indicate that

some of the windows were later glazed. By the C19th all

but one of the carrel partitions were reduced in size or the

hoods under-built with brick; damage was greatest on the

south wall.

The study carrels show evidence of dark red paint on the

mouldings which is largely limewashed over. In places

graffiti are cut into the stonework, one particularly interesting

example is that of a womans head wearing a head-dress

of C14th or C15th type. Other areas of graffiti may be

concealed behind the limewash finish of the walls.

Fig. 58 Section through south range



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4.0 The Gazetteer

4.3 The South Range

Fig. 59 The Scriptorium and remains of study carrels

Fig. 61 The Scriptorium, view looking east

Fig. 60 Ground floor of south range looking west

Fig. 62 Ground floor of south range looking east


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4.3 The South Range

Fig. 63 Elevation, section and plan through study carrel

Knowles 1932

Fig. 64 llustration of study carrels

Knowles 1932



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The West Range

The west range of the Priory housed the Friars refectory,

which occupied most of the range. What remains today

has largely been replaced by a terrace of C19th houses

which sit on the original footprint. The refectory was 25.6

metres long and was open to the roof with a large triple

lancet window on the south elevation and an arcade of

lancet windows to the west. It was accessed via a door

off the cloister and from the south range through a door

on the ground floor. The northern most part of the range

was separate from the refectory and had 2 floors which still

remain.

The original range was constructed of lias rubblestone with

limestone ashlar dressings and as with the south range the

area of wall exposed under the cloister walk is of sandstone

blocks.

The external ground levels in Ladybellegate Street are 1.5m

above the original C13th levels which is thought to be

largely due to demolished material from the Priory.

External Features: West Elevation (Fig. 69)

A small proportion of the original Priory is evident from

Ladybellegate Street though much has been revealed

about the original refectory from archaeological excavation.

The west elevation of the refectory would have onceincorporated an arcade of tall lancet windows divided by

a projecting pulpit which faced into the refectory. Only one

complete lancet window exists today (Fig 69a) though there

are remains of several others. The pulpit would be used by

the brothers to preach sermons during mealtimes.

4.0 The Gazetteer

4.4 The West Range

Fig. 65 West range viewed from Ladybellegate Street

Fig. 66 No. 11 Ladybellegate Street viewed from north Fig. 67 Interior of southern room


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In the C16th the northern part of the range was remodelled

and linked to the new mansion house.The west elevation

was rebuilt with ashlar facings with a new 3 light mullioned

window and a large arched opening. Illustrations also show

a first floor gable and elaborate chimney stacks similar to

those of the mansion house. Only the arched opening exists

from this period (Fig 69b).

The centre of the range was largely demolished andreconstructed in the C19th when Ladybellegate Street

was built. Nos. 13 and 15 were completed in 1817 using

stonework and timber salvaged from the Priory. No. 17

was constructed later in the C19th in the narrow space

remaining but was brick built along with the adjoining

southern end of the range. This had new metal-framed

windows, a hoist and double height loading door added as

part of its conversion into Talbots mineral water factory.

External Features: East Elevation (Fig. 68)

Like the remains that can be seen from Ladybellegate

Street the west range facing the cloister was largely rebuilt

in the C19th and the facades of nos. 13 and 15 date

from this period. There is however a small area of original

masonry in east elevation of no. 17 which incorporates

the original refectory door and has possibly survived due

to being concealed behind the southern cloister gallery

(Fig 68a). Further C13th masonry exists as part of no.

11 Ladybellegate Street and like elsewhere incorporatesweatherings and corbels from the cloister roof (Fig 68b).

There are also the fragments of the original C13th door into

the cloister walk (Fig 68c). C16th alterations to the eastern

elevation were largely associated with the addition of the

first floor timber framed gallery which linked the west range

with the mansion house (Fig 68d).

4.0 The Gazetteer

4.4 The West Range

Fig. 68 West range, external east elevation

Fig. 69 West range, external west elevation

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Internal Features (Figs. 70 to 74)

The majority of interiors and party walls date from the C19th

to the present day, however there are fragments of standing

archaeology which give clues to a more detailed history

of the range. Though nos. 13, 15 and 17 Ladybellegate

Street were completely repaired and modernised in 1995

to 1996, archaeological investigation carried out prior to

the restoration revealed that the north internal wall of therefectory had survived and become the south party wall

of no. 11 Ladybellegate Street. The wall had been raised

to suit the C19th roofline but still retained the outline of the

original scissor-braced roof structure in the masonry (Fig

71a).

Differences between the higher street level and the cloister

enabled an extra cellar level to be incorporated along the

street front.

No 11 Ladybellegate Street, currently disused, has not been

restored pending a final use being found for the building.

The external envelope and roof of the building were repaired

in 1995-6. The building retains its original scissor braced

roof comprising of 14 trusses, though the northern part

was rebuilt in the mid C16th using existing timbers. All of

the trusses have been modified at their feet; a ceiling was

installed to conceal the alterations. The first floor structure

is still present and was originally supported on two trusses

similar to those in the south range. The wall posts still exist

and support a tie beam which runs across the centre of therange but few of the corbels and none of the braces survive.

The floor joists have been packed out and are loose laid on

top of the beam and date from the C13th. However, they

are unlikely to be in their original positions due to the extent

of later alterations.

4.0 The Gazetteer

4.4 The West Range

Fig. 74 West range, internal west elevation

Fig. 73 West range, internal east elevation



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Fig. 78 Photograph of part of the excavated east cloister walk Fig. 79 Plan showing the excavations in the north-east corner of the walk and the pattern of tiles found

4.0 The Gazetteer

4.5 The Cloister and Precinct


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Fig. 80 Late medieval precinct and suggested form of the little cloister.

4.0 The Gazetteer

4.5 The Cloister and PrecinctThe Priory Precinct

The boundaries of the Priory would have extended

beyond the walls of the four ranges though archaeological

investigation has been limited. Drainage trenches to the

north of the priory church located the burial of an adult and

child and are thought to be part of a much large cemetery

which was investigated by the Gloucester Archaeology

Unit in 1992 in the area now occupied by a car park. Theinvestigations revealed one hundred and twenty eight burials

from the excavation of a 20m long trench. The burials

included a priest, along with a great number of women and

children.

Ground probing radar has identified the precinct boundary

wall along the rear of the properties on Longsmith Street

and documentary evidence gives indication of the location

of the remaining boundaries. Archaeological investigation

of the foundations of the C14th arched gateway which

currently exists on the north west corner of the priory

complex have revealed that this entrance has been

relocated probably from the priory entrance on Longsmith

Street. Other parts of the precinct may have been used as

gardens and orchards.

The remains of the Priory as they exist today lack a

reredorter, kitchens, guesthouse and infirmary. The usual

location for the reredorter would be near to the dormitory

at the southern end of the demolished east range. Other

buildings probably lay to the south of the claustral rangesthough these were demolished in the late C19th and early

C20th and have not been excavated. Historic maps and

pictures show several buildings on this part of the site and

the structures were clearly linked to the south range. These

buildings appear to have formed a second smaller cloister

which was a feature of many friaries; the buildings at Bristol

Blackfriars still stand.Fig. 83 View east along Blackfriars Lane

with the carpark to the north

Fig. 81 Relocated C14th arched gateway

Fig. 82 Building on the site of the possible

former orchard


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4.6 ArchaeologyBlackfriars is unique in that substantial parts of all four

claustral ranges survive as roofed buildings and much of

the fabric dates from the original C13th construction. Since

the C18th, the priory has been the subject of antiquarian

interest and a number of historic texts have been compiled

including;

Palmer (1882)

Knowles (1932) First to investigate the surviving fabricin detail and to draw attention to the significance of the

south range and scriptorium.

Rackham, Blair and Munby (1978) Studied the surviving

C13th roofs during the restoration of the church.

Victoria County History (VCH) in the Gloucester volume

(1988)

Archaeological investigations have been carried out at

Blackfriars since 1963 following the acquisition of parts of

the site by the ministry of Works. Early investigations were

focused on the north and east ranges and were carried out

by Andrew Saunders (1963), Laurence Keen (1967-1972),

Peter Brown and Gill Hey (1977) and Christopher Guy

(1978, 1979 with minor works in the west range 1984 and

1985). A report on their findings was compiled in 1990 by

Peter Ellis based on an interim report by Saunders.

Since 1987 watching briefs have been carried out by Kirsty

Rodwell in a number of locations determined by excavation

required as part of restoration and maintenance works. In

1995 Phil Greatorix (for the Gloucester Archaeology Unit)carried out trial investigations in the north west corner of the

site after the clearance of C20th buildings.

The majority of excavation has been as a result of the

requirements of the restoration and repair works to the

priory and as a consequence has been limited to C13th and

later deposits.

Fig. 84 Diagrammatic summary of the archaeology within the priory curtilage


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4.0 The Gazetteer

4.7 Commercial Road BuildingsParts of the site covered under this Conservation Plan are

not part of the scheduled ancient monument and comprise

a number of buildings of various ages and quality which face

onto Commercial Road and Southgate Street.

The Commercial Road Properties

The street frontage facing Commercial Road is a mix of

building types. The far south-western corner of the siteis occupied by a C20th brick building of poor quality. The

building is largely two storeys with a flat asphalt roof and the

brick walls are plain with poor quality fenestration. A pitched

single storey section abuts the main block which appears

to be more industrial in appearance but has also been

heavily altered in terms of its fenestration and openings. The

building is owned and occupied by the Gloucester branch

of the Royal British Legion who also owns the adjoining

property which is the Tile Centre. This building is a two

storey block built in the mid C20th, with a glazed shopfront

facing the street and a horizontal band of glazing on the

first floor framed by horizontal panels of render. The building

is constructed between two brick flanking walls and,

although the building is the only active retail outlet within the

Blackfriars block, it does little to add to the quality of the

area.

Blackfriars Inn

East of the Tile Centre is the former Blackfriars Inn.The building is late C19th with two storeys. It has been

constructed of red brick with stone dressings and has

a pitched slate roof. There is a small yard with partly

demolished outbuildings to the rear. Blackfriars Inn was

acquired by the Ministry of Works in 1976, and is in fair

condition though it is currently disused and vacant and has

become the focus of some localised vandalism.

Fig. 89 Photomontage of the Royal British Legion from the junction between Commercial Road and Ladybellegate Street

Fig. 90 Photomontage of Commercial Road from the Royal British Legion to Blackfriars Inn


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4.0 The Gazetteer4.8 Southgate Street Buildings

Brunswick Baptist Church and 52-56 Southgate Street

Brunswick Baptist Church was built in 1973 and designed

by the architects Peter Falconer & Partners. It is built in a

modern Brutalist style of architecture using profiled concrete

cladding panels to form a dramatic large windowless

horizontal panel at first floor level. At street level the church

is accessed via metal-framed fully glazed doors and

screen set between panels of brickwork. The building isharsh in appearance though this is largely due to changing

perceptions and architectural fashions; it is a reasonably

well proportioned building that is not out of scale with

the surrounding context and is very much of its time. The

building appears well used and in fair condition though the

choice of materials, glazing and signage have dated and

deteriorated and the building appears tired and in need of

thorough refurbishment.

The adjoining building (52-56 Southgate Street) is a four

storied building with a glazed frontage to the street. The

building is designed with vertical strips of brickwork with

similar vertical strips of glazing separated by concrete

panels between. The building appears to have been built

as offices though the ground floor could have a commercial

function. Today the building is vacant. The choice of

materials suggests that it was built at a similar time to the

chapel, though it lacks any architectural quality and adds

very little to the visual amenity of the area, especially as

it is at a key location where Blackfriars Lane enters onto

Southgate Street.

The car parks to the rear of the Southgate Street buildings

and the elevation treatment of the building are poor and do

little to create a suitable setting for the Priory.

Fig. 93 Brunswick Baptist Church and 52-56 Southgate Street Fig. 94 View of the new extension to the rear of the Black Swan

Hotel

Fig. 95 Brunswick Baptist Church Fig. 96 Car park to the rear of 52-56 Southgate Street


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5.0 Significance


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g5.4 List of Statutory Designations

The Priory buildings together with Blackfriars Inn and the

surrounding grounds are a Scheduled Ancient Monument

and the whole site falls within a conservation area

(Gloucester Conservation Area No. 5).

Priory Buildings Grade I

No. 13 to 19 Ladybellegate Street Grade II*

The boundary walls facing Blackfriars Grade II*

Lane and Ladybellegate Street

The Black Swan Hotel Grade II

Fig. 98 Diagram of statutory designations




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y 6.1 Managing future change

The city of Gloucester is currently the subject of major

regeneration work, which has involved assessing the

importance of what already exists and the potential for what

might come into being in the city in the future. Blackfriars

and the urban block it is located within form a key element

of this city-wide regeneration and will therefore be subject

to a great number of changes over the next decade. The

previous sections of this Conservation Plan provide a

detailed analysis of what exists within the block, its historicimportance and its relation to the rest of the city. This

section sets out the issues which may arise in the face of

the proposed regeneration and provides policies to manage

future interventions on and around the site.

The location and historical significance of Blackfriars makes

it an important part of the future development of Gloucester.

However, the Priory buildings are highly vulnerable to

change and inappropriate development could irreversibly

damage the integrity of the monument.

The issues and policies explored in this section assume that

a sustainable and appropriate new use needs to be found

for the Priory complex which will enable better access and

wider use of the buildings in order to ensure its survival. The

precise detail and design of how this potential to be realised

is beyond the scope of this Conservation Plan but the basic

principles of development may be agreed within these

policies.

Fig. 99 3D image of Blackfriars



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6.2 Context and setting

Issues and Vulnerability

The context and setting of the Priory has evolved throughout

its history and will continue to change. The Priory precinct

would once have been contained within a walled enclosure

accessed from two main entrances off Longsmith Street

and Southgate Street. The public side of the building would

have been the north side of the church where there was the

cemetery and also the west elevation where there was apulpit. By contrast the internal cloister would have created

an enclosed private setting. Now these two facades still

provide the public front to the Priory though their open

setting has been reduced to domestic gardens.

The buildings off Southgate Street and Commercial Road

have, for much of the recent history of the Priory, created

a protective boundary to the Priory which helps shield the

buildings from the noise and pollution of the busy streets.

However some of the subsidiary spaces to the rear of these

buildings are unattractive and create an unsatisfactorysetting immediately adjacent to the Priory. Ladybellegate

Street provides a quiet route from the city centre and forms

an important link between the Priory, Cathedral and docks.

Policies

Proposals should maintain the open space which

allows views of the Priory from the north and the

enclosed space of the cloister area.

The enclosure created by the Commercial Road and

Southgate Street properties is important and should

be maintained, though the quality of the buildings andback yards should be improved where possible.

The route from the city centre to the docks should

be maintained and enhanced in such a way as to

attract high footfall to the site and to create a safe and

attractive route for pedestrians, making the Priory more

accessible.

The presence of Blackfriars from Southgate Street

should be increased and the quality of the route

improved.

Fig. 100 View of Blackfriars from the carpark to the north

Fig. 101 View of access along Blackfriars Lane from Southgate Street



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6.0 Issues of Vulnerability and Policies6 5 A h l


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6.5 Archaeology


A great deal of archaeological investigation has been carried

out in the area around the Priory. Early investigations were

undertaken to reveal information about the original Priory

buildings whereas later investigations have been part of

construction works packages. Although much is known

about the form of the original building there are gaps in the

knowledge. Also the whole area dates back to the Romanoccupation and deposits in the area are all potentially highly

significant.

Policies

The archaeology of the site which lies below the C13th

deposits belong to the wider context of Gloucester and

should be preserved in situ where possible.

No below ground interventions should be carried out if

there is evidence of significant archaeological deposits.

All below ground works which are within proximity

of known archaeological remains will require the

development of an archaeological mitigation strategy

approved by Gloucester City Council and English

Heritage before works are commenced.

Where evidence of archaeological remains is unknown

a full archaeological investigation will be required in

accordance with PPG16 and designs must be altered

accordingly.

It is strongly recommended that the northern part of the

site should be backfilled up to the level of the first plain

ashlar course of the plinth, in conjunction with a new

drainage installation and any necessary archaeological

recording.

Fig. 102 Diagrammatic summary of the archaeology within the priory curtilage

6.0 Issues of Vulnerability and Policies6 6 P t ti l f d liti


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Policies

All demolitions and new works should be planned as

part of a comprehensive scheme for the whole site.

The site falls within a Conservation Area and

conservation area consent must be obtained for any

demolition of structures within this area.

All demolitions within the SAM boundary to gain SAM

consent before works are carried out and to undertake

any works in accordance with the requirements of the

consent approval. Buildings outside the SAM which

may impact upon the setting of the monument should

also be treated as being scheduled. However if works

are undertaken by English Heritage, SAM consent is

not required and the works can be undertaken under

the provision of a Class VI Consent.

Demolition works should be specified and carried outby suitably qualified professionals who are experienced

in dismantling buildings within historically-sensitive

sites.

Demolition works should be phased to allow

appropriate repairs and access to other elements of the

site when necessary.


The Priory buildings are part of the SAM and the majority

are listed and of high significance; as such none of the listed

buildings is eligible for demolition. Other buildings on the site

contribute to the urban grain of the block and help protect

the Priory by shielding it from the detrimental effects of the

busy traffic off Commercial Street and Southgate Street.

However, there are certain elements of the site whichcurrently detract from the overall significance.

Some of the more modern and poorly-designed buildings

on the site are detrimental to the architectural and historic

importance of the whole block. The following diagram

shows the buildings within the study area which have a

detrimental effect upon the character of the area and which

it would be highly desirable to have demolished. These

include the car showroom and the nearby workshop. The

diagram also indicates which buildings are of low quality

and could be demolished if a suitable high-quality alternativebuilding were proposed. However, these buildings are in

close proximity to the Priory and to other listed buildings

and any proposals would have to consider this in their

design, the demolitions of the existing and also the effects

upon the potential archaeology in the area.

Fig. 103 The garage facing Commercial Road

Fig. 104 Workshops adjacent to the east range


6.0 Issues of Vulnerability and Policies6 6 Potential for demolition


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73Feilden Clegg BradleyArchitects LLP

Fig. 105 Diagram of potential demolition within the Blackfriars site



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6.0 Issues of Vulnerability and Policies6 7 Intervention and new building


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75

6.7 Intervention and new building


Fig. 106 Diagram of potential new landscaping and construction areas within the Blackfriars site

6.0 Issues of Vulnerability and Policies6 8 Vandalism and security


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6.8 Vandalism and security

Policies

The more the site is occupied the less likely vandalism

is to occur, which means that the security of the Priory

is to a large degree is dependant upon the success of

the wider regeneration strategy.

Steps should be taken to improve the appearance of

the less attractive buildings on the site and to find new

uses for them that create an increased presence on the

site.

Vulnerable areas where vandalism is occurring should

be made secure without resorting to methods that

degrade the appearance of the area and result in

attracting further unwanted attention.

Consideration should be given to the potential of

lighting as well as management strategies to be

implemented by the future occupiers of the site.

Design strategies to deter vandalism and other crime

should be included within the new development of

the site. If the designers have no experience of this,

organisations such as Design Against Crime should

be consulted. This element of the design should be

seen as integral and key to the future success of the

whole site rather than considered as an afterthought.

Tackling vandalism and crime should be a

comprehensive approach with shared responsibility for

the day-to-day management of the site.


The Priory buildings are secure and to some extent are

protected from the risks of vandalism by the occupation of

the Ladybellegate Street properties during the day. However,

the perimeter of the south and east range are easily

accessible from the street and are vulnerable to vandalism.

The disused appearance and continued deterioration of

some of the surrounding buildings within the urban block

does attract negative attention and will draw potential

vandalism into the site. This is apparent at the rear of

Blackfriars Inn which is also in close proximity to the south

range.


6.0 Issues of Vulnerability and Policies6 9 Vehicle and pedestrian access


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77

6.9 Vehicle and pedestrian access


Currently there is vehicle access onto the Priory site from

the north from Blackfriars Lane via a gate to a graveled

car park area. The cloister garth and north lawn of no. 11

Ladybellegate Street are currently inaccessible to vehicles.

Vehicle access into the cloister garth is highly undesirable

due to the vulnerability of shallow deposits of archaeology

and the potential damage to the attractive setting. Vehicle

access into the north lawn is also undesirable for the same

reasons.

Elsewhere within the urban block there is vehicle access off

Commercial Road to an area of hard standing behind the

car showroom and also to a carpark behind the Black Swan

Hotel. These are both difficult entrances on a busy road

and their potential capacity may be limited. A further car

park exists off Blackfriars Lane which serves the Brunswick

Baptist Church, though it is an exposed and unattractive

open area and in close proximity to the monument and isdetrimental to the appearance of the area.

The car park to the north of the Priory site is a well used

centrally located car park, and well positioned to serve the

potential uses at Blackfriars. However, it is in poor condition

and currently creates an unattractive backdrop to the Priory

buildings.


Pedestrian access

Development proposals for the Priory site must consider the

access needs of all people, including those with impaired

mobility and other disabilities which could hinder access and

understanding of the monument. Some of the Priory spaces

present limitations for access and improving this must be

carefully balanced against the sensitivity of the fabric and

the effects of interventions to improve access.

Policies

Any future uses should avoid the need for additional

parking within the SAM and instead should look to

utilise existing space around the car showroom area

which has access off Commercial Street.

A site-wide access strategy should be developed

which enables reasonable, clearly signed and dignified

access for all people with impaired mobility to the Priorybuildings as well as the issues of attracting high footfall

to the site.

All solutions must be considered fully before alterations

are proposed to the historic fabric.

6.0 Issues of Vulnerability and Policies6.10 Services


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6.10 Services

Policies

The condition of existing services should be surveyed

and inspected to assess their condition.

New services should be designed with the whole Priory

in mind in order to reduce localised piecemeal solutions

to individual buildings and spaces. The visual integrity

of the buildings should be retained while causing

minimal damage to the historic fabric. Visually obtrusive

servicing solutions including fire detection and health

and safety will not be acceptable.

Heavy or large scale plant should be placed where

impact on the historic fabric and integrity of the

monument will be minimal and should be designed with

the loading capacity of floors and structures.

New services should be designed to make use of

existing voids in the historic fabric wherever possibleand be reversible. It is therefore essential that the M&E

contractors be professionals experienced in working

with services in historic buildings where unusual

solutions often have to be found in order to avoid

both excessive surface runs or unacceptable damage

resulting from recessed services.

Drainage runs and below-ground services should be

designed to avoid important archaeological remains

and should be laid under the supervision of an

archaeological team.


Currently the individual buildings have minimal incoming

services and can accommodate low numbers of visitors

with larger numbers catered for with temporary services.

Increased numbers and new uses will require new services

in a number of the buildings and these must be carefully

considered in order not to damage the integrity of the

buildings and spaces.



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6.0 Issues of Vulnerability and Policies6.12 Interpretation


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p

Policies

A robust Heritage Interpretation Plan should be

commissioned which rigorously examines the impact

of new buildings on the interpretation experience of the

existing historic fabric.

The Heritage Interpretation Plan should also examine

the feasibility for new displays and temporary activities

related to the history of the site, the Priory, and the

changing social and economic context which shaped

the form of the buildings and streets.

Issues & Vulnerability

It is essential that the history of the site be accessible

to visitors and local residents and high quality, engaging

interpretation will be key to the long-term success of the

Priorys future.

Recent demolition works to remove the garage workshop at

the heart of the Priory site have opened up the cloister and

returned it to a landscaped space surrounded by the four

ranges. The interpretation of the cloister would benefit from

the reinstatement of a building adjoining the remains of the

east range, though at present this relies upon the demolition

of all or part of the car showroom on Commercial Road.

Although the church once extended further east and west,

the form of the C16th buildings is now the most important

feature of this part of the site and the interpretation of this

range externally should remain as the mansion house with

open space to the north and access from this direction.

The destruction of the interiors carried out by the Ministry of

Works sought to reinstate the character of the church. What

exists now is a mixture of remains from different periods that

are difficult to interpret. There is possible scope in reinstating

floors to replicate previous levels, though this would be

hindered by the ground floor levels that exist.


6.0 Issues of Vulnerability and Policies6.13 Sensitivity to Change


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In the light of the broader moves for change in Gloucester

and the regeneration of Greater Blackfriars, it is desirable

that changes take place to Blackfriars Priory in order to

create a viable future for the buildings and to make this

special place more acccessible. The site has great potential

for change and new uses despite the highly sensitive nature

of the historic fabric and areas exist for new buildings.

The aim of this Conservation Plan is to guide those changes

and to point out those aspects of the site which are most

significant and valuable and which are highly vulnerable

to change and intervention. The plans on the following

three pages identify the most sensitive areas of each

building which are highly significant and require careful

consideration, as well as those areas which are more open

to the possibilities of change.

It should be emphasised that further investigations should

be carried out prior to the commencement of any design

work for the site.

Fig. 107 Diagram showing the sensitivity to change within the site (ground floor)




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Fig. 108 Diagram showing the sensitivity to change within the site (first floor)




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Fig. 109 Diagram showing the sensitivity to change within the site (second floor)


7.0 Consultation and Implementation


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This Conservation Plan has been written in close

consultation with all the stakeholders and interested

parties. Representatives of the following organisations have

discussed and reviewed the full contents of the plan and will

be responsible for its implementation:

Gloucester Heritage Urban Regeneration Company

English Heritage

Gloucester City Council

South West of England Regional Development AgencyGloucester City Museum & Art Gallery

Gloucester County Archaeology

As the regeneration project develops it will be necessary

to review the Conservation Plan and amend, where

appropriate, existing policies or write new ones. It is

important to consider the Conservation Plan as a live and

dynamic tool for change rather than a static, technical

report. Written in June 2007, the plan cannot predict

how change will occur in and around the site or whatnew information relating to the significance of the site

may emerge in the future. It is therefore imperative that

regular reviews are undertaken by the above stakeholders

to discuss new findings and to monitor the impact of the

proposed regeneration process upon the site and its historic

setting.



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85Feilden Clegg BradleyArchitects LLP


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blackfriars conservation plan

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