Lincoln Townscape Assessment

High Street
Inherited Character Area Statement

September 2009

Table of Contents
Overview
Historical Development
Urban form
Views
Condition of Buildings and Streetscape
Use
Relationship to City and Surrounding Areas
Key Townscape Characteristics
Appendix 1: Character Area Attributes
Appendix 2: List of RAZs
Appendix 3: List of Ecological Sites
Appendix 4: Historical Components which influence the current character
Appendix 5: Townscape GIS Layers

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Overview
The backbone of High Street Character Area is formed by High Street, a road that follows the alignment of the Roman Ermine
Street, as well as roads leading off it, from the site of St. Martins Church in the north to St. Mary-le-Wigford Church to the
south. It is the main commercial centre of Lincoln and its townscape is the result of the ongoing, plot-by-plot development of the
area since the Roman Military Era. High Bridge, at the centre of the area, has been a strategic bridging point over the River
Witham since Roman times.
The area has long reflected the changing fortunes of Lincoln the city, in particular times of relative economic prosperity and
economic decline. Much of the areas former High Medieval character is hidden with the current townscape, including the pattern
of streets, churchyards and markets. On top of this structure lies an illustration of Lincolns economic growth since the Early
Industrial period, including the most recent developments of the 21st century.
Much of the character of the area is diverse and varied reflecting its plot-by-plot development and redevelopment of buildings and
spaces along its length. Consequently, the area has one of the highest building densities in the city, giving emphasis and prominence
to any open spaces as well as buildings which sit within open space. Despite the great variations of built form and streetscape,
many of which reflect the fashions, materials, construction techniques and styles contemporary with their periods of construction,
there are elementary congruencies as well as patterns that gel the variety of the Character Areas constituents together. An
example might be the prominence and individuality of buildings facing High Street, recognising the streets long-held status as the
citys premier retail space. The increased use of stone within buildings towards High Street is another manifestation of the longheld prominence of the street in comparison to surrounding areas.
Shop fronts are a recurring feature of the area, and many have been repeatedly redeveloped as premises have adapted to the
changing demands of the consumer. This has led to a division between ground floors and upper floors, which have changed
comparatively less. This pattern is often reinforced by the subdivision of many larger properties into two or more retail units.
Sustained development and redevelopment of the area has produced a highly complex townscape that illustrates the evolution of
commerce in the city since the Roman period.

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Historical Development
High Street Character Area extends either side of the High Street from Garmston Street on the lower slopes of the north
escarpment to the railway crossing in the south. The complex townscape is a product of successive phases of redevelopment since
the Roman period, and has long functioned as Lincolns commercial centre.
The unifying feature of the area is High Street itself, the alignment of which follows Ermine Street, a road constructed during the
Roman Military Era. Southerly parts of the road overlie a slightly earlier Roman causeway that crossed wetland in the Witham
Valley floor, and later provided the foundation for settlement south of the river during the Roman Colonia Era [90-410 AD].
During the Roman Colonia Era, parts of the Character Area to the north of the Stonebow were contained within the lower Roman
walled city. The southern wall crossed the area roughly on the alignment of Guildhall Street and the south gate is likely to have
been slightly north of the current Stonebow. Wetland either side of High Street was consolidated in successive stages between the
Roman Military and Early Modern [1350-1750] Eras. High Bridge has been a strategic bridging point over the river since Roman
times. During the Roman and Medieval Eras the River Witham was much wider, and was used for fishing and waterborne trade.
Several phases of quayside development took place along the northern and southern banks of the river as a result of growing
river-borne trade, linking up with the lower Witham Valley and The Wash. The area was also well connected to the Brayford
Pool, Lincolns main waterfront. Much Lane, a footpath linking the High Street to the Brayford, is one of the earliest footpaths in
the Character Area and probably dates back to the High Medieval Era.
The High Medieval Era [850-1350 AD] saw the city emerge from a prolonged phase of decline and the current High Street was
re-established roughly along the route of the Roman road. The road provided a backbone for development, including an extensive
suburb known as Wigford, which accommodated substantial elite residences. Many roads were laid out during this period, several
of which survive in the current townscape, including Garmston Street, Silver Street, Swan Street and Flaxengate. Land either side
of High Street was divided into long narrow burgage plots which stretched back from buildings fronting High Street. The current
east/west pattern of building plots and streets follows in part the former pattern of burgage plots. In the height of the High
Medieval Era, the Wigford suburb stretched almost the full length of lower High Street, from High Bridge down to Sincil Dyke.
The northern boundary of the suburb was formed by a chain across High Bridge. The bridge itself was constructed in several
phases, the earliest of which dates back to circa 1150 AD.

Figure 1 High Bridge was constructed in several phases, the earliest of which dates back to c.1150
During the High Medieval Era [850-1350 AD], Lincolns prosperity increased, leading to the re-organisation and settlement of
central areas of the city. The re-organisation included the construction of several churches including St. Mary-le-Wigford on the
corner of St. Marys Street and High Street, St. Benedicts Church within St. Benedicts Square and St. Peter-at-Arches, which
was taken down in 1933 and re-erected as St. Giles Church on the St. Giles Estate. The Church of St. Mary-le-Wigford is one
of the earliest in the Character Area and its tower dates back to the 11th century. St. Benedicts Church was also constructed
over several phases from c.1107. St. Martins Church, between Garmston Street and St. Martins Lane, has been lost, but the
graveyard has survived as a small city centre park within the former boundary walls.

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From the 11th century onwards several markets were located in the northern part of the Character Area and in adjoining areas to
the north, such as the Poultry Market and Hay Market close to the former church of St. Martins. Around the same time the
Clewmarket, or thread market, was held to the east of the lower part of Flaxengate, in the triangle created by Clasketgate and
Silver Street which has subsequently been infilled with housing.
After a further period of decline at the beginning of the Early Modern Era [1350-1750], partly resulting from the loss of the cloth
trade, the 16th and 17th centuries were a period of domestic and commercial growth. New residential and commercial properties
were constructed or converted from previous uses, such as Garmston House at 262 High Street and the timber-framed buildings
on High Bridge. Meanwhile, the markets on the slope of the north escarpment were moved further south onto High Street itself
and adjacent roads. For example, the Butter Market was moved to the corner of Silver Street and High Street, the former
churchyard of St. Peter-at-Pleas, until a purpose-built building was constructed on the same site until 1736. From 1598 the Corn
Market was held in Cornhill, formerly the churchyard of St. John.

Figure 2 During the 16th and 17th centuries new residential and commercial properties were constructed or converted
from previous uses, such as Garmston House at 262 High Street
Growth continued during the Early Industrial Period [1750-1845], including the development of heavy industry in Lincoln which
resulted in a growth in population. Hotels and public houses, including the Queen Hotel (1828) on the current site of HMV, and
the Crown Inn (1773) on the site of Boots, were established to serve expanding local and visiting populations. New and
expanding communities also brought about the construction of several mainly non-conformist chapels, such as the General Baptist
Chapel (1819) on St. Benedicts Square and a large Wesleyan Chapel (1835) on the current site of Danesgate House. The
growth in population resulted in considerable infill development. The backyards within plots were subdivided, leading to many
working-class families living in cramped, poor quality accommodation.
By the Early Industrial Period, the markets on the High Street were only being held once a week but caused significant disruption.
In 1847 the first Corn Exchange was built, which was extended with the new Corn Exchange and market buildings in 1879. The
Shambles and Butchery Market, which had been operating out of St. Lawrences churchyard, moved to a purpose-built facility on
the current site of Butchery Court in 1774. The boundary of the market has been retained in the current townscape by the
northern and eastern sides of 18-24 Clasketgate, Butchery Court and the rear of 38-42 Silver Street.
The single most significant development of the time was the construction of the railways in the 1840s. New railway lines divided

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up the historic suburb of Wigford, first by the construction of the Midland Line (1846-1985), shortly followed by the Great
Northern Loop Line (1848) which remains active today and forms the southern boundary of the Character Area. A further impact
of the railways was the increased use of buildings both on High Street and along the Brayford for the storage and processing of
grain. The grain industry was Lincolns largest employer after heavy industry. During this period there was also a dramatic change
to the wetlands as the Lincoln Drainage Scheme of 1804-16 drained land for use in agriculture and later housing. Lincolns only
tramway was constructed along High Street in 1882, but was short lived, being dismantled in 1929.
Over the years High Street has had many civic, commercial and cultural functions. The Stonebow has been used by the Council
since c.1500. In 1757 a second storey was added to the Butter Market to be used as Assembly Rooms for the lower city. Parts
of the faade were later incorporated into the current open market on Waterside South. From the Early Industrial Period
onwards, banks began to be founded in the area, although the majority of buildings in use today were purpose built and
constructed during the Late Victorian/Edwardian period. The first bank, Smith, Ellison and Co., was set up in 1775 on the current
site of NatWest (1883) on the corner of Mint Street and High Street. HSBC at 220-221 High Street is the former headquarters
of the Lincoln and Lindsey Bank (1893), and Lloyds on the corner of St. Benedicts Square was the Capital and Counties Bank
from 1901-3.

Figure 3 The first bank, Smith, Ellison and Co., was set up in 1775 on the current site of NatWest (1883) on the corner
of Mint Street and High Street
From as early as 1732 there was a theatre on Drury Lane but it moved to its current location on Clasketgate in 1763. The midGeorgian theatre was replaced by the Theatre Royal in 1806 but this was destroyed by fire and re-opened as the New Theatre in
1893. The Late Victorian/Edwardian period saw the arrival of the cinema in Lincoln. The upstairs of the Corn Exchange was used
as a cinema from 1910 but Garmston House was the first property to be extensively redeveloped for use as a cinema hall. The
frontage was retained but the rear was rebuilt as an auditorium, opening as the Lincoln Electric Theatre in 1911. A car park on
Hungate marks the location of the auditorium which was demolished in 1982. Later the Regal Cinema (1915) opened on the site
of the current Primark, which had been a grocers.

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Figure 4 A block of flats and The Terrace built on Grantham Street in 2008/9 are part of the redevelopment of the
Flaxengate area
The Inter-War [1920-1945 AD], Post-War [1946-1966 AD] and Modern [1967-2009 AD] Periods have witnessed several
phases of redevelopment within the Character Area. As a result of the increased use of the private motor-car many remaining
open spaces, particularly to the rear of the buildings, have been converted for use as private and public car parks. During the
Modern and Inter-War Periods especially, many parts of the townscape have been comprehensively redeveloped for road
infrastructure or large-scale buildings. The most major road infrastructure development of the Modern period was the construction
of Wigford Way in 1972 between High Street and Brayford Pool, involving the demolition of Brayford Street, Swanpool Court
and several properties off them. Retail development generally involved the amalgamation of one or more building plots to form
large individual properties. Subsequent buildings often occupy the full extent of their plots, such as Marks and Spencers as well
as Boots and Bhs further south. Many of the buildings of the Modern period are mixed use, or entirely residential, indicating the
gentrification of the townscape by an emerging city centre population. As well as buildings and roads, many parts of the
streetscape have undergone continual repair and improvement, most recently in the east of the Character Area around Grantham
Street and Flaxengate, as well as upper parts of the High Street.

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Urban form
High Street Character Area is the commercial and retail centre of the city of Lincoln, the current townscape of which is the result
of successive development and redevelopment since the Roman Military Era. The great diversity of buildings along its length
illustrates the plot-by-plot development of High Street, and the different status and function of each building.
The Character Area extends from the lower slope of the north escarpment down to the base of the Witham Valley. High Street
itself, which runs north-south up the slope of the escarpment, forms the backbone of the Character Area with all other streets
leading off it to east and west, many on the alignment of former Medieval streets. The loose grid pattern of streets in the Character
Area divides the area into medium-sized urban blocks, many of which are permeated by footpaths and alleyways that have
survived from as early as the High Medieval Era such as Much Lane and Butchery Court.
Individual building plot sizes vary but include many small plots extending back from the street, some of which have survived from
the Medieval Era. In these places a finer grain of development has been retained, such as along the northern side of Cornhill and
the western side of High Street between Corporation Street and St. Martins Lane. Some of the earlier surviving plots still have
courtyards and outbuildings to the rear, such as 37-39 and 42-44 Silver Street. However, there are several large building plots
interspersed within a finer grain of small plots. These larger plots relate to areas of comprehensive redevelopment where two or
more plots have been amalgamated (e.g. Primark at 216-219 High Street and House of Fraser at 226-231 High Street). This
occasionally results in a coarser grain of development where phases of demolition and redevelopment have taken place in the
same locality since the Post-War Period (e.g. to the east and west of Flaxengate).

Figure 5 Primark at 216-219 High Street is an example of where comprehensive redevelopment has led to the
amalgamation of two or more plots
Properties tend to occupy the full extent of their plots. In the case of older buildings this is generally a result of the consecutive infill
and redevelopment of building plots over an extended period of time. Modern buildings are often built to the full confines of the
plot to maximise interior space, reflecting the high commercial value of floor space in the area. Consequently, the area has one of
the highest building densities in the city. This tends to give emphasis to any open spaces within the Character Area as well as
buildings which sit within open space, including a number of large religious and commercial buildings which are positioned to the
centre of their plots such as the church of St. Mary-le-Wigford, the Stonebow, St. Benedicts Church and the war memorial, and
the Exchange Building.
With a handful of exceptions (e.g. Danesgate House at 6 storeys), buildings are almost entirely two to three storeys in height.
However, due to their varying scale alongside the shallow slope of the lower escarpment, buildings are rarely of the same height.
Small stepped changes in height emphasise the individuality of buildings within strong building lines, exposing gable ends and
emphasising the eaves line, a key element of the varied character of the townscape. Correspondingly there is a lack of any clear
building rhythm resulting from the great variety of building form, architectural style, construction and materials on properties dating
from the High Medieval Era to the Modern Period. The tall height of buildings set at the back of the footway within strong building

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lines creates a high sense of enclosure, as well as a vertical emphasis throughout much of the townscape, particularly along
alleyways and the more narrow streets. Consequently, gaps in building lines (e.g. at road junctions, market places or churchyards)
are key nodal points with a relatively lower sense of enclosure.
Shop fronts on the ground floors of buildings are recurring features of the area. Dating from the Post-Railway Expansion Period
through to the modern day, shop frontages illustrate over 150 years of commercial activity along and around High Street, and are
key elements of the areas character. Many shop fronts have been redeveloped one or more times as premises have adapted to
the changing demands of the consumer. To some extent this has resulted in two distinct building scapes, one at ground-floor level
and one at first-floor level and above which has changed comparably less. This pattern is reinforced by the subdivision of many
larger properties into two or more retail units. Consequently, ground-floor levels of buildings are more varied in style in
comparison with upper floors which are often uniform across the whole building faade.

Figure 6 Ground floor levels of buildings are more varied in style in comparison with upper floors which are often
uniform across the whole building faade
Shop fronts are diverse in style, showing heavy modification through reuse, particularly on High Street which has the highest level
of footfall. There is a broad pattern of shop fronts in the area, with more modern shop fronts along High Street and a greater
variety along the roads leading off it. The modern shop fronts are generally larger, often three or more bays in width, and have
the door positioned centrally. Shop fronts on streets leading off the High Street are more varied, but are frequently two bays in
width with the door positioned to the side or three bays in width with the door positioned centrally. These frontages are generally
constructed in wood whereas those on High Street are constructed from a wider variety of materials including concrete and steel
with metal-framed windows. Shop fascias are bold and generally large in size, and are rarely integrated with the shop frontages,
being mostly modern plastic signs which project from the main faade. Overall, at ground level, buildings are characterised by
frequent and large windows, resulting in a low solid-to-void ratio and a general feeling of activity.
At first-floor level and above, windows are mainly vertical in emphasis, and are usually comparatively smaller on the second floor
than on the first. The majority of windows are wooden sash windows with either single or multiple panes, although a small number
of buildings have casement windows. Several buildings of Late Victorian/Edwardian date have first-floor, and occasionally
second-floor, projecting bay windows, such as 261 High Street and 15 Corporation Street. Windows vary greatly on
developments from the 1930s onwards. Office developments tend to have long rows of horizontal windows while retail buildings
tend to have rows of very small windows, as for example, Boots and Bhs on High Street, leading to a high solid-to-void ratio at
first floor level and above.
Due to the high retail value of frontages there are few parts of the townscape where doors and windows do not face the street.
However, the rear or side faades of some modern buildings have very few windows and doors, most notably where Primark
faces onto Water Lane and North Witham Bank, the sides of Marks and Spencers face onto the River Witham and St.
Benedicts Square, the Waterside Centre looks onto North Witham Bank, and along Wigford Way. This has resulted in highly
inactive frontages along well-used thoroughfares and public spaces, including the River Witham.

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Figure 7 The side of Marks and Spencers facing onto St. Benedicts Square has very few windows or doors, leading
to a very inactive frontage onto this side of the square
Buildings are generally built of small-scale bricks, although some, mainly Victorian or earlier properties, are constructed of stone,
notably along High Street such as Lloyds TSB at Number 202. As buildings get closer to High Street there is an increased
tendency to use stone within building decoration such as sills, lintels and quoins. A limited number of buildings in the north of the
Character Area are of timber-frame construction such as 266-268 High Street and the shops on High Bridge. Late
Victorian/Edwardian properties are predominantly built of red brick while brick-built properties from the Post-War Period
onwards are constructed in a variety of colours of brick including red, beige and dark brown. Several buildings dating to the Late
Victorian/Edwardian Period and earlier are painted or rendered, including a number of properties on the northern side of Silver
Street. There is a notable increase in the use of concrete, a much larger-scale material, within Post-War buildings both in terms of
construction and for building decoration. Properties are generally plain and have a strong horizontal emphasis, reflecting the
capability of concrete to span wide spaces, allowing for horizontal windows and doorways. The building occupied by Ritzy on
Silver Street has a strong horizontal emphasis with long and repeated horizontal bands of decoration and windows. Concrete is
also used for building decoration in projecting frames around panels on the frontage of the building.

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Figure 8 Properties like Ritzy from the Post-War Period increasingly use concrete both in their construction (enabling
these long rows of horizontal windows) and for building decoration (in the projecting frames around panels on the
frontage of the building)
Building decoration varies extensively throughout the Character Area, with many highly individual buildings making up building
lines. Properties on and near to the High Street tend to be more decorative and there is an increased use of stone to accentuate
features of buildings such as windows and doors, as for example on the Late Victorian/Edwardian banks like Lloyds TSB,
NatWest and the building currently in use as River Island.
Many elements of building decoration are loosely Classical in style such as pediments, balustrades and cornicing at eaves level as
on 4 and 47 Silver Street. Many doorways have now been replaced as shop fronts have changed but a few decorative examples
have been retained, particularly on the Late Victorian/Edwardian buildings in use as banks such as the Lloyds TSB building which
has a door positioned on the corner of the building with a full stone surround and carved stonework above. Occasionally it is
possible to see that an earlier entranceway has been removed and/or relocated, as on many properties the building form of upper
floors no longer matches the layout of ground floors. Windows in the Character Area often have stone sills and lintels, full window
surrounds or bay/oriel windows as on 15 Corporation Street which also has painted stucco work.
Many buildings in the Character Area are designed in a style that is typical of their period of construction, for example the ArtDeco style of the building above the Slug and Lettuce and the brutalist, concrete style of Boots.

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Figure 9 The horizontal emphasis of the Slug and Lettuce building and the row of stained glass windows are common
features of Art-Deco style buildings
The majority of roofs are gabled with their ridgelines running parallel to the road and rarely form a continuous line due to the plotby-plot development of the area. The pitch of roofs varies, generally becoming increasingly shallow towards the Modern Period,
with several flat roofs on buildings such as Danesgate House. Pitched roofs are mainly of Welsh slate and pantile. The majority of
gabled roofs have plain closed verges, with shallow eaves. Eaves are largely plain where ridgelines run parallel to the street;
however, many buildings have highly decorative gable ends facing the street (e.g. 305-307 High Street). Several buildings predating the Modern Period retain chimneys, most of which are fairly tall brick structures with clay pots, built within the gable wall
or passing through the ridgeline.

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Figure 10 Roofs rarely form a continuous line due to the plot-by-plot development of the area. Changes in height
emphasise the individual buildings within strong building lines, exposing gable ends and emphasising the eaves line,
adding to the varied character of the townscape
Development in the Character Area is ongoing, with recent buildings including the block of flats on Grantham Street and The
Terrace. Building have many elements in common with older ones surrounding them, such as their position at the back of the
footway, commercial/retail use at ground floor level, and often striking individual design. However, modern buildings often use a
different palette of materials, or use traditional materials in different ways, such as the slate cladding on The Terrace. Properties
constructed in the Modern Period are often larger in scale, mainly through a relative increase in building height, illustrating the
continued high land values within the citys commercial core. Several Modern properties are entirely residential, with raised
ground floor windows for privacy and communal entrances for security purposes, as well as to increase the amount of useable
interior space (e.g. apartments at 1-12 Swan Street). The move towards residential properties is indicative of the gentrification of
High Street Character Area by an emerging city centre residential population.
The form, style, scale and construction of many buildings within the townscape reflect their city centre location, including those
facing High Street, but even more so, those at junctions or in particularly prominent positions. Buildings are often landmark
features of the townscape and include the Stonebow and Guildhall, Danesgate House, the Church of St. Mary-le-Wigford and
the Waterside Centre. As a result the area has many landmark buildings. The Guildhall is also a terminating building as it is the
focal point of views up High Street from the south and down from the north. Other terminating buildings include the Church of St.
Mary-le-Wigford at the bottom of the High Street, the Exchange Building within Cornhill, and the property at the top of the High
Street where it meets The Strait. Within the Character Area there are many edge buildings facing onto the street and many
junctions where buildings have been designed to address the corner, for example at the junction of Silver Street and Clasketgate
and the four corner buildings at the junction of Clasketgate and High Street.
Building lines along more minor streets appear to be more varied with a greater mixture of smaller properties in comparison to
the wide and taller buildings along High Street. Along several more minor streets, as well as to the rear of properties, there are tall
walls and/or areas of car parking (e.g. Hungate) which still delineate the former plots of buildings fronting more active streets.
Where they remain, public/private boundaries consist of a wide variety of features including, low and tall brick walls, stone
rubble walls, and/or steel barriers at the entrance to car parks.
Due to the high building density in the Character Area there are few open spaces, and those that exist are mostly urban in
character. For example, there are several open areas within the public realm such as at the junction of High Street and Silver
Street and on High Bridge where there are a number of benches set back from the main thoroughfare. Several of the cafes along
High Street and Guildhall Street have cordoned off small areas outside their premises to set up chairs and tables, blurring the
divide between the built environment and the public realm. There are also a number of former churchyards that are now in use as
small parks. The River Witham itself is an open space, although it is not a particularly natural space due to the concrete canalised
banks along this section of the river and the inactive frontages along its length.
Many streets in the area are pedestrianised, such as High Street and Guildhall Street, reflecting the heavy use of this central area

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by workers and shoppers. Wigford Way is the widest road at four lanes width. Clasketgate, Silver Street and Mint Street have
all been limited to one-way traffic as part of efforts to manage the circulation of traffic through the city centre. Despite this
reduction in traffic, there are still busy interfaces between vehicular and pedestrian traffic at the points where High Street crosses
these roads. Pedestrianised streets are surfaced in a variety of materials including beige and red block paving, concrete slabs and
York stone paving slabs that were laid as part of a programme of renewal in the public realm. Roads used by vehicular traffic are
mainly surfaced in tarmac, although Flaxengate and Danesgate have been laid with York stone as part of public realm works in
2008/9. The area is criss-crossed by many alleyways and footpaths which are paved in York stone slabs, concrete slabs or
tarmac. The condition of the public realm varies throughout the area, often being more degraded on the less frequently used back
roads. Surviving cast-iron street nameplates can be seen in several places, for example Much Lane. Street furniture in the
Character Area is common and includes benches, pedestrian crossings, plaques on buildings, street lighting, CCTV cameras, post
boxes and railings.

Figure 11 The area is criss-crossed by many alleyways and footpaths like this one connecting Silver Street and
Clasketgate
As this is the retail and leisure centre of the city, vitality is high throughout the day. Pubs and restaurants result in a higher level of
footfall throughout the day and into the night than in other parts of the city.

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Views
Views are often funnelled along streets due to the high building height and strong sense of enclosure. However, from several
places, including the junction of High Street/St. Marys Street and from Flaxengate, there are views onto the Cathedral and
buildings on the upper slope of the north escarpment. There are also views onto water both east along the River Witham from
High Bridge and onto the Brayford Pool from Wigford Way.

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Condition of Buildings and Streetscape

The condition of buildings in the Character Area is generally very good, particularly those facing directly onto the main pedestrian
thoroughfares of High Street and Guildhall Street, partly due to the regular replacement of shop frontages at ground-floor level.
The public realm around Flaxengate and on High Street between Mint Street and St. Martins Lane was replaced in 2008 and is
in relatively good condition. The public realm on Guildhall Street and the lower part of the High Street is more degraded in places
and seems incoherent as a result of the use of different coloured block paving and other surface materials along these streets.
A number of buildings along High Street and other roads are currently vacant.

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Use
The Character Area is a mixed-use area incorporating retail, commercial and leisure uses such as shops, offices and bars. There
are a few plots that are unoccupied, where earlier buildings have been taken down, and some of these are currently being used for
car parking.

Figure 12 This open area, currently used for parking, was created when buildings were taken down along Swanpool
Court during the construction of Wigford Way

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Relationship to City and Surrounding Areas

This Character Area forms the backbone of the city and is the main commercial and retail centre, as well as a popular areas for
bars and clubs. The bus station, train station and several car parks have all been built close by to enable easy access into this part
of the city. High Street connects the area to the historic core of the city to the north and to retail and residential areas to the south.
There are also strong east-west links as Silver Street and Clasketgate connect to Broadgate which is a major access road into and
out of the city on the eastern side of the High Street, and Wigford Way functions as an inner-city ring-road on the western side of
the Character Area taking traffic entering the city from the west to southern parts of the city.

Figure 13 Wigford Way, an inner-city ring-road, takes traffic around the High Street. Buildings tend to have their
backs onto this road and as a result there are many inactive frontages

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Key Townscape Characteristics

The Character Area is based along High Street and roads leading off it from the site of St. Martins Church in the north to St. Mary-leWigford Church in the south
It is the commercial centre of Lincoln and its townscape is the result of the ongoing, plot-by-plot development of the area since the
Roman Military Era
Earlier developments that influence the current landscape include:

The Medieval High Street which follows the alignment of the Roman Ermine Street

High Bridge, a strategic bridging point over the river since Roman times. The earliest surviving parts of the bridge date back to
c.1150

Surviving Medieval pattern of streets, churches, burgage plots and market places

Butchery Market still visible in the plot boundaries around Butchery Court
There are several large building plots interspersed within a finer grain of small plots. These relate to areas of comprehensive
redevelopment where two or more plots have been amalgamated
The area has one of the highest building densities in the city, giving emphasis to any open spaces within the Character Area as well
as buildings which sit within open space
Buildings are almost entirely two to three storeys in height. Small stepped changes in height emphasise the individual buildings
within strong building lines, adding to the varied character of the townscape
The tall height of buildings set at the back of the footway creates a high sense of enclosure and results in views that are funnelled
along streets
Shop fronts are a recurring feature of the area. Many shop fronts have been redeveloped several times as premises have adapted to
the changing demands of the consumer.
Shopfronts at ground level have changed comparatively more than upper floors. To some extent this has resulted in two distinct
building scapes, one at ground floor level and one at first floor level and above. This pattern is reinforced by the subdivision of many
larger properties into two or more retail units
Shop fascias are bold and generally large in size, and are rarely integrated with the shop frontages, being mostly modern plastic signs
which project from the main faade
Buildings are generally built of small-scale bricks, and as they get closer to High Street there is an increased tendency to use stone for
building decoration such as sills and lintels
There is a notable increase in the use of concrete within Post-War buildings both in terms of construction and for building decoration
Building decoration varies extensively as the area is made up of many highly individual buildings
Many buildings in the Character Area are designed in a style that is typical of their period of construction
Several streets are pedestrianised, reflecting the heavy use of this central area by workers and shoppers
Wigford Way functions as an inner-city ring-road on the western side of the Character Area. Despite attempts to reduce traffic, there are
still busy interfaces between vehicular and pedestrian traffic where the High Street crosses these roads

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Appendix 1: Character Area Attributes

Character Area Type: Civic/leisure area near main road
Broad Use Type:
Civic
Broad Sub-Use Type: Abattoir
Secondary Type:
Civic
Secondary Sub-Use Type: Abattoir
Urban Rural Type:
General Urban
Average Building Type: 2 storey

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Appendix 2: List of RAZs

The churches of St Peter and the Silver Street burial

Central elements of former Roman city and Roman network
Reserved enclosure(s) defined by the Roman city walls
Riparian deposits
High Bridge and ford market
Housing in Upper Wigford (north of Great Gowt)
The Maltmarket
Houses in the lower city
The Clewmarket
Wetlands
Wigford eastern shoreline - La Gulle, Old Eye and Thorngate
Wigford western shoreline
City docks 2) northern waterside between the walls
Long distance roads
Local roads
Market Hill, the High Street from St Mary-le-Wigford to St Martins parish
St Benedict
St John the Evangelist Wigford
St Mary-le-Wigford
St Martin
St Lawrence
St George
Holy Trinity Clasketgate
All Saints Hungate
St Peter-at-Pleas and St Peter-at-Arches
St Edmund
The cloth production area
The mint and jewellery quarter
Baxtergate, the bakers' street
Pottery production sites in the lower walled city
The High Market of the lower city and other lower city markets
Lower city defences
The Wigford causeway
Buildings on the sand islands in the Brayford
Valley Floor deposits
Waterside installations
Potential western quaysides
Road up the northern hillside
Northern hill slope area with springs and possible secular occupation
Hill side springs, streams and pools
Settlement site on Brayford island
Valley floor deposits
Limestone uplands
Houses within the southern suburb
Houses within the walled lower city
Quayside east of High Bridge
Riparian deposits
Roads entering the city
Temple complexes in the lower city
The defences
St Benedict
St John the Evangelist Wigford
St Mary-le-Wigford
St Martin
St Lawrence
St George
Holy Trinity Clasketgate
All Saints Hungate
St Peter-at-Pleas and St Peter-at-Arches

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Baptist Chapel at Brayford Head

The possible Wigford island temple
Upper Ermine Street
Brayfords eastern waterside
Fossdyke, Brayford and Witham navigations
Long distance road routes
High Bridge and ford
Intermediate road routes
Local road routes
Tram system
Railway transport network
The wetlands
The shambles, Clasketgate
Working class housing of the late 18th and early 19th centuries in Newport, the Bail, the lower city and Wigford.
Working-class housing estates c.1850-1945 in Newport, Newland, Butwerk Wigford and elsewhere
Newly-built Victorian housing for the middle and upper classes c. 1850-1918
Food processing industries and brewing industry
Textile industries
Wood processing industries
Banking industry
Dispensaries
Elementary Schools
The Stonebow
Prisons
Lower City (City) Assembly Rooms
Theatres and cinemas
St Benedict
St Mary-le-Wigford
St Martin (original site)
St Peter-at-Arches
Baptist Chapels at St Benedicts Square, Mint Street and Monks Road
Wesleyan and Methodist Chapels
City docks 2) Waterside North between the walls
Wigford western shoreline
Wigford eastern shoreline - La Gulle, Old Eye and Thorngate
Wetlands
Local roads
High Bridge and ford
Former High Market of the lower city - The drapery
Former High Market of the lower city - The skin market
Former High Market of the lower city - The hay market
Former High Market of the lower city - The shambles
Former High Market of the lower city - The new butter market
The New Market in the High Street (St Lawrence's/ St Martins parishes south to St Mary-le-Wigford parish
The swine, beast and sheep markets in Broadgate, St Rumbolds Churchyard and Sheep Square
The Clewmarket
Housing in the lower city
Housing in Upper Wigford (north of Great Gowt)
The mint and jewellery quarter
The bakers' street
Pottery production sites in Upper Wigford
Lower City Assembly Rooms
Lower City defences

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Appendix 3: List of Ecological Sites

St Martin's Lane Open Space

River Witham, Central East

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Appendix 4: Historical Components which influence the

current character

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Appendix 5: Townscape GIS Layers

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