Facade of 33 – 39 St James St, King’s Lynn. Photograph: Connor McNeill.
33 – 39 St James Street, King’s Lynn, Norfolk. Grade II, A. F. Scott, 1908
The Victorian Society has placed this extraordinary early example of modernist design and concrete construction on its Top Ten Endangered Buildings List 2025.
Griff Rhys Jones OBE, Victorian Society President, said: ‘Kings Lynn is a wondrous town, and this is a truly exciting building. Given that it looks so fit for purpose, so strong and elegant, what a pity that people have cause to worry about it. The place looks boldly modern and yet there are worries about its decay and future use. I feel confident that a minimum amount of attention from the owners could make this a shining example of recycling for the modern era. What are we waiting for?’
Norfolk might not be known for architectural innovation, but No. 33–39 St James Street in King’s Lynn defies expectations. Designed by Augustus Frederic Scott, a pioneering Norfolk-based architect – and a Primitive Methodist, vegetarian, teetotaller, and cyclist – it stands as an extraordinary early example of modernist design and concrete construction.
A.F. Scott (Photo: courtesy Judith Merrill: A.F. Scott Archive)
Built before World War I, No. 33–39, a Grade II listed building, is remarkable for its exposed concrete frame, boldly expressing its structure rather than concealing it behind brick or render. This makes it a rare and significant precursor to the European Functionalism that gained prominence after the war. Architectural critic Ian Nairn, writing in Architectural Review in 1955, called Scott ‘a free thinker who produced modern buildings without knowing they had done so.’ This building exemplifies that sentiment: devoid of ornament, defined by its clean lines, and entirely shaped by function.
A photo of the staff of the Building Material Company (King’s Lynn) Ltd who commissioned the building, in front of their 33-39 St James Street, King’s Lynn offices, showroom, and warehouse. Photograph: G D T Green.
Scott had already made waves in 1903 with his Chamberlin’s factory in Norwich, the first reinforced concrete building in East Anglia – described by Pevsner as of ‘European importance.’ Though that factory is now demolished, Scott’s influence continued in projects like the Buntings department store (now M&S) in Norwich, which concealed a steel frame behind a traditional façade. The loss of these other buildings makes the survival of No. 33–39 in King’s Lynn all the more critical.
Constructed as the offices, showroom, and warehouse for the Building Material Company (King’s Lynn) Ltd., the building was built by local contractor W. A. Bardell. The company operated there for over six decades until its insolvency in 1968. The structure later became a car showroom and workshop, and is currently leased by Kwik Fit.
33-39 St James Street in King’s Lynn today. Photograph: Connor McNeill.
In the late 20th century, internal subdivision created two retail units, one of which briefly functioned as a pub. However, since at least 2019, the upper floors – once offices and showrooms – have been inaccessible due to the removal of staircases and lifts. They have reportedly stood empty for 15 to 20 years.
Though Kwik Fit leases the entire property, it appears to maintain only the small area it uses on the ground floor. The building’s remainder, particularly the St James Street-facing section, is in long-term disuse and deterioration. The King’s Lynn Civic Society has long voiced concern, and The Victorian Society now urges action.
Kwik-Fit at the rear of 33 – 39 St James Street in 2025.
Given the significance of Scott’s early modernist concrete work – and the loss of his other key concrete building – No. 33–39 may be of European importance. The building’s current owners, an investment company, must act now to safeguard this rare piece of architectural heritage.
James Hughes, Director, The Victorian Society said: ‘This bold and brilliant building is an unheralded but pioneering example of early modernism. It deserves urgent attention – not just to preserve its fabric, but to celebrate its place in European architectural history.’
St James Street decked out for a royal anniversary. Photograph: G D T Green
The full Top Ten Endangered Buildings list 2025 of Victorian and Edwardian buildings, and the archive of our previous Top Ten lists can be viewed here.