35, High Street is a Grade II listed building in the Boston local planning authority area, England. First listed on 10 December 1987. Medieval hall, shop. 1 related planning application.

35, High Street

WRENN ID
strange-basalt-ash
Grade
II
Local Planning Authority
Boston
Constituency
Boston and Skegness MP: Richard Tice (RUK)
Country
England
Date first listed
10 December 1987
Type
Medieval hall, shop
Address
35, High Street, PE21 8SP
OS grid reference
TF 327 438
Coordinates
52.97591, -0.02474
Source
Historic England listing

Also on this page: related consents · flood risk · radon risk · weather exposure · detailed attributes ↓

Description

No. 35 High Street is a medieval hall that has been converted into a shop. It dates from the early 15th century and has undergone alterations in the 18th, 19th, and 20th centuries. The building features a timber frame with early 18th-century brick infill, a rendered front with a parapet, and a pantile roof with a reduced gable stack.

The exterior consists of a three-storey front range and a two-storey rear range. The front wall has a central half-glazed door flanked by facetted shop windows, with a passageway opening to the right, all beneath a continuous fascia. On the first floor, there are two 20th-century casement windows, and on the second floor, there are two plain sash windows from the 19th century.

The rear range is made up of five main timber-framed bays supported by tall oak posts, rails, square-framed panels, and curved braces. It has lime-washed brick infill and modern windows, although some original square openings have been uncovered in the south wall. A 19th-century timber box gutter is also present.

Inside, the front range features timber-framed side walls with exposed vertical posts at the first-floor level and contemporary joists on the second floor. The back wall retains the lower part of a crown post roof with a cut-back collar purlin, and another crown post is preserved within the later roof. The original tie beams and jowled main posts are still intact.

Local climate

35, High Street sits in one of the driest parts of the UK, with an average of 690 mm of rain a year. This makes it drier than 96% of listed buildings in the UK. Its exposure to wind-driven rain is lower than that of 79% of listed buildings.

It experiences an average of 25 freeze-thaw cycles a year, fewer than 73% of listed buildings. Of these, 12 follow at least 1 mm of rain in the preceding 48 hours. Average temperatures at this location have risen by 0.3°C per decade since 1991.

Averages for 1991–2020; temperature trend 1991–2025. Figures describe the wider area (a grid cell of roughly 10 km), not the individual site. Contains modified Copernicus Climate Change Service information 2026.

More on this building

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  • No EPC on record for this property
  • No sale records on file
  • Related listed building consents — 1 application
  • Detailed attributes — period, style, materials, features
  • Flood risk assessment
  • Radon risk assessment
  • Weather exposure and heating demand — rain and frost month by month and year by year, wind direction, solar and humidity
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