11 High Baxter Street Project
Property History
High Baxter Street was a part of the Norman layout of Bury St Edmunds, created by Abbot Baldwin in the 12th Century. The building at 11 High Baxter Street now is almost certainly not the primary construction. It is likely that by the late Medieval period the street was built up with buildings along the pavement edge and probably with their first floors cantilevering with jettying. In the late 15th century, the current house was built apparently always with a first floor and probably two rooms on the ground floor. High Baxter Street would have been occupied by tradespeople and their families, ideally located adjacent to the market square, but also likely to have workshops to the rear of their premises.
In the later 19th century, the street buildings had probably been either rebuilt or, as in the case of No 11, heavily remodelled and extended to accommodate further workshops and service buildings, such as livery stables, supporting the local population and businesses. It was Grade II listed by English Heritage in 1996.
By the late 1960s the houses in High Baxter Street had been largely demolished and the historic buildings all removed except No 11. The house was bought by the Suffolk Hotel, who were in Buttermarket, they used the house for staff accommodation. When the hotel was closed in 1996 it was sold to a developer who converted the house into a HMO as they tried to develop the site probably fortunately this was not successful and after a period of being empty and subject to some anti social activity it was purchased in 2019 by The Burt St Edmunds Town Trust who realised its significance as probably the last remaining unrestored building of medieval origin in this part of the town centre. The Trust was greatly assisted by loans from members and in the build stages The Architectural Heritage Fund and using its own reserve funds.
Work commenced in 2020 and completed in 2023, guided by Ed Thuell from Whitworth Architects and members of the Trusts Working Group who contributed their skills and advice. Early work on site coped with two Covid related lockdowns and a major rebuild on the north chimney stack that was found to be structural unsafe. During this time the Trust was able to hold two successful Heritage Open days to show and demonstrate the ongoing works. The Trust set out to use the refurbishment to show how a Grade II house could be brought back to modern building standards whilst at the same time maintaining its heritage integrity. The project achieved a EPC B, by using sensitive and appropriate insulation being added behind historic and new interior structures. The dilapidated extensions were removed and replaced by a contemporary extension with solar panels on its roof and an Air Source Heat Pump system located outside with equipment housed in the new structure supporting underfloor heating.
Conservation work and traditional craft skills have preserved existing joinery where possible, including windows, floors and lime plaster/render finishes. With thanks to many skilled craftspeople who worked on the project.
The 11 High Baxter Street project also offered an opportunity to continue the Trust’s existing partnership with West Suffolk College, delivering on-site visits for architecture and construction students.
See more information below on the project, including heritage reports and social history of the house by Dr Alex Wakelam.
– Paul Rynsard Campaign Project Manager and Trustee Bury St Edmunds Trust
Reports & Articles
Bury St Edmunds Town Trust Additions
AGM 2019 Notes from PM Regarding Project and Loans
October 2021 Update including information about previous residents and discoveries made during the restoration.
Sustainability and 11 High Baxter Street – a Future Guided by the Past An article outlining how it has been possible to practice sustainable principles when restoring a historic building.
Video shared with kind permission from West Suffolk College.
