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Summary

The Augustinian Priory of St Peter was founded by Henry I at Christmas 1131-1132. The conventual church was built in the second half of the 12th century (see HER 132). The Priory was dissolved in 1540. The church survives, but most of the other buildings have been demolished. The remains of the gatehouse survive to the south west of the church, and comprise carriage and pedestrian entrances (see HER 6329). An 18th century building called Priory House stands on the site of the priory guesthouse (Hospitium) and contains a medieval vaulted chamber, known as the undercroft, which is believed to date to the 13th century (see HER 6311). Cellars belonging to the bakehouse/brewhouse are known to survive to the rear of High Street South (see EBD 852). Much of the rest of the priory area is now under grass, in which low earthworks show the locations of priory buildings.
Excavations in 2016 (EBD1482) revealed evidence of a footing believed to be associated with the Priory, and a displaced fragment of monastic floor tile.

The Priory is a Scheduled Ancient Monument

Full Description

Historic England, 2022, Priory Gardens, Dunstable; An Analytical Earthwork Survey (Archaeological Report). SBD14709.

<1> Ordnance Survey, Ordnance Survey Archaeology Record Cards, OS: TL 02 SW 13 (Unpublished document). SBD10879.

TL 0198 2177 Augustinian Priory (site)

(Name TL 0213 2180) Priory (NR) (site of) (NAT). (OS 6" 1960)

(TL0198 2177) Priory (NR) (rems of) (Nat). (OS 25" 1937)

Augustinian Priory of St Peter founded by Hen I, Christmas 1131-2. Dissolved 1540 (Knowles & Hadcock, Med Rel Houses, 1971, 140 & 156 - quoting BHRS 10, 1926, 342; CNL Brooke, Letter Books, London, c219-20; Thompson, Visitations of Rel Hses of Lincoln). (PJF 11.12.1974)

Conventual church built during latter half of C12 & completed 1220, with one tower rebuilt C15, was throughly restored 1871. Only nave of original church remains (VCH I, 1904, 371-7; Dunstable Lib & Mus pubs 2, 1930; Gents Mag Lib 1, 1890, 374)

Part of hospitium dated to c1300, now forms ground floor of Munt (sic) & Browns factory in High St. A trackway from the guest's hall to the Prior's House "is popularly referred to as the roof of a subterranean passage" (OS 6" 1960 shows "sub/n passage" & from this the guest-house can be sited at TL 0198 2177). Nothing else remains: the ruined archway SW of the church is comparatively modern. "The Priory", an 18th century building stands on the site of the priory guesthouse (Smith, Dunstable, 1904, 97, 99; DOE (HHR) Dunstable MB Oct 1950).

Previous report correct except that Hunt & Brown's factory now demolished, & with it the remains of Hospitium. St Peter's church now closed & undergoing major restoration. (FDC 14.11.75) [While much of the hat factory was demolished the "undercroft", a medieval vaulted chamber, dating to c. 13th century remains within the Grade II* Listed Priory House at number 33 High Street South - see source 53]

<2> Bedfordshire Magazine, Vol. 4, 1953-1955, p. 155 (Serial). SBD10543.

Illustration - W.G.Smith's conjectural reconstruction of Dunstable Priory Hospitium.

<3> Bedfordshire Magazine, Vol. 12, 1969-1971, pp. 300-301 (Serial). SBD10543.

For Dunstable Priory there are accounts of two sixteenth-century visitations, in 1518 and 1530. This house was one of the most eminent houses of the whole [Augustinian] order in England, with a tradition of good discipline and learning.

In 1518 the community numbered only seven in addition to the prior, who did not render accounts. Apart from this there were no accusations, and the bishop enjoined that the numbers were to be increased and the prior was in future to present his accounts.

Visitation in 1530 revealed there were now sixteen canons. In addition, the Prior, Gervase Markham, who had been elected in 1525, was efficient and the monastery was in a good state of discipline.

<4> Bedfordshire Magazine, Vol. 11, 1967-1969, p. 215 (Serial). SBD10543.

In 1131-2 Henry I founded the Augustinian priory opposite his house.

<5> William Page & H. Arthur Doubleday (Editors), 1904, Victoria County History Vol I, Bedfordshire, Vol. I, 1904, pp. 371-377 (Bibliographic reference). SBD10574.

Gives detailed history of priory.

<6> Dunstable Gazette, 17/8/1973 (Newspaper Article). SBD10607.

16 skeletons near East End

<7> DoE/MPBW Ancient Monument Record, Ancient Monuments Record Form for The Priory (Unpublished document). SBD11055.

The Priory TL 022 209
[See scheduling maplet]. Scheduled area includes A. Priory Church Park under grass fringed with mature trees & planted with several young trees within the last few years. Also gardens of County Offices with flower beds & paths. Some concrete posts have recently been erected along path. Part of area under car parks. B. School playing field. C. Built over private house. D & E: gardens of private house. F: Waste land behind Saracens Head Hotel. G; Partially built on by block of flats. H: built on Council Offices. J: small area of Priory Churchyard covered in conifers.
Except for the area of Priory Church Park, where low earthworks probably are those of conventual building foundations, nothing can be seen in the scheduled area. Inadvertently, in advance of possible landscaping scheme by Whitbreads, to make a garden behind the Saracen's Head Hotel, the local Manshead Arch. Soc. Carried out a small excavation within the scheduled area. Several structures were revealed, possibly belonging to the kitchen area of the Priory. The excavation has now been backfilled (Site visit 6.12.1983) (H Paterson, 1983).

<8> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 27, Vol. 27, January 1987, pp. 1-11 (Serial). SBD14194.

A metalled floor, no later than c.1700 was revealed. A large, probably medieval well containing Roman and medieval material was also uncovered as well as an apparently natural gulley 2m deep below the modern ground level.

<8a> Bedfordshire County Council, 1970 - 2000s, HER Photograph Archive, F608/34-35 (Photograph). SBD10506.

Photos of archaeological works

<9> Teresa McLean, 1981, Medieval English Gardens, p. 57 (Bibliographic reference). SBD10915.

"It was also common to find woods outside the precincts if the monastery needed timber or wanted a wooden grave of extra mural delight. The Chronicler of Dunstable Priory wrote in 12887 that 'the little wood to the north, which Brother Henry of Newton had planted there a little time before, with ash trees and other trees of divers kinds, was high by this time and very delightful to look at."

<10> Council for British Archaeology, 1987, South Midlands Archaeology, Volume 17, Vol. 17, 1987, pp. 12-14 (Serial). SBD14130.

Summary of excavations detailed in [8]

<11> English Heritage, SAM Record Form, County Monument No. 3 (Scheduling record). SBD10803.

The scheduled area includes:
A. Priory Church Park under grass fringed with mature trees & planted with several young trees within the last few years. Also gardens of County Offices with flower beds & paths. Some concrete posts have recently been erected along path. Part of area under car parks.
B. School playing field.
C. Built over private house.
D & E: gardens of private house.
F: Waste land behind Saracens Head Hotel.
G; Partially built on by block of flats.
H: built on Council Offices.
J: small area of Priory Churchyard covered in conifers. Except for the area of Priory Church Park, where low earthworks probably are those of conventual building foundations, nothing can be seen in the SA. Inadvertently, in advance of possible landscaping scheme by Whitbreads, to make a garden behind the Saracen's Head Hotel, the local Manshead Archaeological Society carried out a small excavation within the scheduled area. Several structures were revealed, possibly belonging to the kitchen area of the Priory. The excavation has now been backfilled. {1}
Remains of the Gatehouse lie SW of the church and consist of carriage and pedestrian entrances with a blocked window to E. Main gate shows four orders in stone and is suffering badly from erosion. There has also been some patching in brick to S. There is a little moss on fabric. Also Guest Hall or Rectory with groined roof. {2}
Area is much the same as previous visit. A hedge has been removed, and a flower bed laid in area of the public garden. Small area of ground owned by the church shows some erosion under the trees. No work has been carried out behind the Saracen's Head, where the area remains rough grass and weeds. Wall running from the W end of the church to the Gatehouse which has an unsightly upper coursing of brick on top of ashlar & flint is breaking up on upper course. Roses and weeds are masking parts of ashlar work. Original scheduling maplet is now very out of date - see maplet {4} showing present lay-out. {3}
Gatehouse remains have been repaired since previous visit and are in good condition except for some obscene graffitti on both stonework and S face and also on wood blocking pedestrian entrance. Whole is now weed-free. {3}

<12> Council for British Archaeology, 1993, South Midlands Archaeology, Volume 23, Vol. 23, 1993, pp 13-14, 19-26 (Serial). SBD14136.

In the west face of the trench could be seen two sets of postholes which suggest a gateway which can be no earlier than the 1890s, and which had been replaced twice.
In part two of the excavation nearly twenty skeletons or parts tehreof were discovered although only two could be completely recovered.

<13> Council for British Archaeology, 1995, South Midlands Archaeology, Volume 25, Vol. 25, 1995, p.18 (Serial). SBD14138.

The Society was asked to excavate 3 holes on behalf of Dunstable Town Council for the placement of 'Interpretation' boards about the Priory Church. Each board depicts and gives a brief history and interpretation of the priory as it would have been seen from the view point of each board in the Middle Ages. This operation took place over the weekend 29-30th June '94. the boards were installed the following day. The holes were each one metre square by one deep. Stone rubble from the priory destruction was found but no structures. In common with all excavations so far carried out in this quarter of Town a ground level build-up was evident; in two of the holes this was shown to have taken place wholly, or in part, in the nineteenth century.

<14> Bedfordshire County Archaeology Service, BCAS Projects and Watching Brief Database, Watching Brief No. 198 (Archaeological Report). SBD10777.

Salvage excavation in advance of building work in vicinity of Medeival Priory (late '91/early '92). No records of any work or results in WB file.

<15> Bedfordshire County Archaeology Service, BCAS Projects and Watching Brief Database, Watching Brief No. 230 (Archaeological Report). SBD10777.

Test pit evaluation in advance of water/sewage works. 3 test pits (A1-A3) were invgestigated/recorded, the pits ranging from 750mm-2.3m square and up to 2m deep.
Several layers, containing ?medieval/post medieval-modern stratigraphy was recorded/drawn with 2 of the pits (A1 and A2) taken down onto the natural chalk. The layers possibly representing priory levelling up layers.
The other pit (A3) situated closest to the street, had evidence for post medieval brick vaulting, possibly part of a cellared structure.
Finds assemblage consists of 15-20 fragments of late med/post med roof tile, 1 brick fragment, 2 fragments of animal bone and a post-medieval bone handle for tanged knife.

<16> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 33, Vol. 33, April 1993, pp. 1-2 (Serial). SBD14200.

In 1948 an excavation was made in the area of the crossing of the original church…the base of one of the four columns of the central tower was discovered and the skeleton of a dog. A second cut revealed more masonry.

<16a> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 33, Vol. 33, pp. 4-11; April 1993 (Serial). SBD14200.

Two ditches, one of which may be Roman or even earlier. Over this and under the bank of the other, a rutted medieval trackway. Alongside the earlier ditch a tantalising glimpse of a possible building, perhaps Medieval.

<17> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 33, Vol. 33, April 1993, pp. 12-21 (Serial). SBD14200.

Details of excavations as per [12]

<18> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 34, Vol. 34, Dec 1994, pp. 7-10 (Serial). SBD14201.

No structures were found but ground level build-up was evident in every case a feature of all excavations so far carried out in this quarter of town. In two holes this was shown to have taken place wholly or in part in the nineteenth century.

<19> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 38, Vol. 38, November 1998, pp.22-3 (Serial). SBD14205.

Map showing relationship of the Augustinian Priory and the Dominican Friary to each other and to the centre of the town.

<20> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 26, Vol. 26, Jan 1984, pp. 1-26 (Serial). SBD14193.

Excavations revealed a 19th century bottle dump and a large building identified by walls, cellars and a lime kiln.

<20a> Bedfordshire County Council, 1970 - 2000s, HER Photograph Archive, F392/13-20 (Photograph). SBD10506.

Images of excavation detailed in [20]

<21> Council for British Archaeology, 2004, South Midlands Archaeology, Volume 34, Vol. 34, 2004, pp. 5-6 (Serial). SBD14147.

Work undertaken to facilitate the installation of underground cables for exterior lighting units around the Priory Church Dunstable. This entailed the digging of five holes by hand at intervals along the south side of the church immediately south of the concrete gully which runs along that side. In addition a trench was dug, also by hand, parallel to the north wall of the church just east of the north porch. The five holes on the south side were between 103 and 125cm long x 30cm wide x 45cm deep each butting up to the outer face of the concrete gully and going as far as the nearest box hedge. The trench was 9m long by the same width and depth as the holes. The fill of each of the holes was modem garden soil containing such things as plastic wrappers, ring pulls and slate fragments. The only find of passing interest was a small fragment of moulded green window glass probably Victorian'. Numbered from the west end 1 to 5 there was nothing of archaeological interest in 5. However, in 1, 2,3 and 4 right at the southern end and bottom of each hole was a trace of wall core apparently mining parallel to the church wall. Running alongside and found in all the holes was modern orange plastic pipe, 15cm diameter, belonging to the storm drain system which truncated the northern edge of the wall core.

<22> Council for British Archaeology, 2005, South Midlands Archaeology, Volume 35, Vol. 35, 2005, pp. 8-9 (Serial). SBD14148.

This work was carried out at the request of the Church Commissioners with the permission of the Diocesan Church Council in advance of the installation of electric cables for external lighting units. Excavations revealed a feature of medieval date.

The evidence can be interpreted as a wall core ie part of the cloister layout of the pre-Dissolution Augustinian monastic establishment. The excavations along the southern side of the church just
picked up what is probably a medieval wall line associated with the cloister the bulk of the wall lying under the nearest box hedge. Apart from this both the holes and the north side trench were too shallow to meet any significant archaeology although the trench may have just begun to skim a more
significant level. However, as it was unnecessary to go deeper it was not explored.

<23> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 43, Vol. 43, July 2004, pp. 10-13 (Serial). SBD14210.

Details of excavations as per [21].

<24> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 43, Vol. 43, July 2004, pp. 18-19 (Serial). SBD14210.

A series of spread surfaces were observed, comprising rammed Totternhoe Stone rubble above a flint, pebble, tile and clay surface appearing to date from the demolition of the Priory buildings. A localised spread of peg tile may indicate the re-use of building material as interior flooring, perhaps in a barn or stables.

<25> Council for British Archaeology, 2007, South Midlands Archaeology, Volume 37, Vol. 37, 2007, p. 6 (Serial). SBD14150.

No archaeological features apart from a deposit of Totternhoe stone in the base of one of the pits.

<26> Bedfordshire County Council, 1970 - 2000s, HER Photograph Archive, F1204/19a-21a (Photograph). SBD10506.

Images of Priory wall

<27> Bedfordshire County Council, HER Slide Archive, 441-444, 5784-5786, 6486, 6611-6613 (Slide). SBD10508.

Images

<28> Bedfordshire Archaeological Council, 1972, Bedfordshire Archaeological Journal, Volume 7, Vol. 7, 1972, pp. 35-8 (Article in serial). SBD14117.

In March 1970 a trench was dug across part of Priory Meadow for an electricity cable. The NE/SW trench was 5-6 feet deep and about five feet wide and cut through part of a burial ground - probably the monks' cemetery, and some building remains of the Priory period (1132 - c. 1540).

Medieval remains: at least 18 burials were recorded, buried at various depths in the fine, greasy brown loam which covered part of the site to a depth of five feet. The bones were generally in very poor condition and had been badly mutilated by the trench-digger, but all appeared to be middle aged to elderly male skeletons. The bones were collected for re-burial by the Coroner's Officer.

Substantial Totternhoe Stone walls were found, mostly with ashlar facings robbed away. These are marked on the plan, and whilst their exposure is too small to calculate their precise relationship to the original Priory at least one wall, that at the South West end of the trench which coincides with the Roman ditch, may be part of the foundations of the South Transept.

<29> Archaeological Services & Consultancy Ltd, 2002, Land adjacent to Montpelier House, High Street South, Dunstable: Archaeological Evaluation, DMH02/2 (Archaeological Report). SBD11930.

The evaluation revealed evidence of post-medieval quarrying activities on the site. Other than this, no archaeological features were observed and no artefacts recovered.

<30> Manshead Archaeological Society of Dunstable, 2006, Priory Gardens, High Street South, Dunstable, TL021218: Additional Lighting Scheme (Archaeological Report). SBD11931.

Details of excavations as per [25]

<31> stratascan, 2012, Geophysical Survey Report, Saracen's Head, High Street South, Dunstable, J3079 (Archaeological Report). SBD11920.

The focussed area in Area 2 is of particular interest because it lies within the SAM boundary and appears to be characteristic of a burial site or chamber.

A distinct regular shaped null response (low energy) anomaly appears in Area 2. Its shape suggests this anomaly may be an infilled feature of structural origin, possibly relating to the former brewhouse or bakehouse of the Priory. An area of high energy responses appear in a rectilinear arrangement. This suggests they could be of former structural origins. This rectilinear area overlaps with the shallower rectangular shaped null and an area of weak evidence for former structural remains/robbed out structural remains.

<32> Archaeological Solutions, 2012, Land rear of the Saracen's Head, 45 High Street South, Dunstable: Archaeological Evaluation, Report 4098 (Archaeological Report). SBD11929.

In June 2012 Archaeological Solutions Ltd (AS) carried out an archaeological evaluation on land to the rear of the Saracen’s Head hotel, 45 High Street South, Dunstable, Bedfordshire (NGR TL 0207 2173). The archaeological evaluation (Stage 2) was preceded by a geophysical survey of the site (Stage 1). The evaluation was commissioned by Seabrook Architects on behalf of Sterling Developments (London) Ltd and undertaken in support of a planning application to construct a new development of residential units.

The site is situated on the northern side of High Street South which follows the course of Roman Watling Street, and close to its junction with a Roman road that followed the course of the ancient Icknield Way. This area was the location of the Roman settlement of Durocobrivis. The northern part of the site lies within the area of the Scheduled Ancient Monument of the Augustinian Priory of St Peter. The site had a potential for Romano-British, medieval and post-medieval archaeological remains.

In the event the Stage 2 evaluation revealed a 19th-century wall foundation constructed of re-used Totternhoe stone (M1016), possibly from the medieval priory. It also revealed possible remains of a former (19th century) stable block (M1014 & M1015), a possible 19th century ditch or foundation trench (F1025), one undated pit (F1018) and an area of made ground.

<33> Council for British Archaeology, 1993, South Midlands Archaeology, Volume 23, Vol. 23, 1993, pp 13-14, 19-26 (Serial). SBD14136.

Details of excavations as per [16]

<34> Historic England, National Heritage List for England, 1004676 (Website). SBD11897.

Map showing extent of scheduled area, accessed 13/12/2012.

<35> Stephen R. Coleman, Comments (Observations and Comments). SBD10779.

Scheduled area plotted on modern O.S. 25" map (c. 2000) by Stephen Coleman.

<36> Ministry of Works, Inspectorate of Ancient Monuments and Historic Buildings, 900/F1/131 (Unpublished document). SBD11857.

Scheduled area shown on OS 1:2500, 1940 - official scheduling maplet.

<37> Manshead Archaeological Society of Dunstable, The Manshead Magazine/Journal of the Manshead Archaeological Society of Dunstable, Vol. 33, Vol. 33, April 1993, p. 3 (Serial). SBD14200.

Map showing investigations at the Priory (1948-1992) with handwritten annotations as to where reported.

<38> Manshead Archaeological Society of Dunstable, 1988, Priory Gardens 1988, Watching Brief including plan (Dave Warren) (Archaeological Report). SBD11932.

Foundations excavated to a depth of 90cm. Three areas of Totternhoe stone have been found of roughly squared blocks which appear to be wall bases. Two had a single layer of unfrogged bricks on top of the stones, the third may have had. The stonework was from about 30cm to at least the bottom of the trench in each case.

Brickwork near the SW corner looked like damaged capping of a well as many of the bricks had fallen into a hole below in which there were still voids. The bricks were again unfrogged and possibly 19th century. A brick foundation could also be seen running N-S just beyond east side of the east trench where the soil had dropped away. The bricks looked to be fairly modern.

<39> Department of the Environment, Ancient Monuments Record Form, Job #2047, 29/10/1986 (Unpublished document). SBD11883.

Guest Hall or Refectory with groined roof: part of dwelling house occupied by owner. Building now occupied by South Beds Council and Hall is used as a rate office. The Hall is relatively unaltered, with the single chamfered ribs unencumbered except for a modern screen dividing the cashiers section from the public at the s end. This is a wire mesh grill above. The whole in good repair and decorative order.

<40> Planning/Listed Building Application(s) Documentation, SB/TP/91/0528 (Unpublished document). SBD10792.

Application for and correspondence regarding new garage at Priory Lodge/2 Priory Road

<41> Planning/Listed Building Application(s) Documentation, SB/TP/97/0938 (Unpublished document). SBD10792.

Application/consent for dismantling and reconstruction of part of boundary wall

<42> Planning/Listed Building Application(s) Documentation, SB/LB/91/001 (Unpublished document). SBD10792.

Consent for demolition of Montpelier House/61 High Street South

<43> Planning/Listed Building Application(s) Documentation, SB/TP/97/0727 (Unpublished document). SBD10792.

Application for change of use from residential to class B1 (offices) & construction of car parking area. Montpelier House

<44> Planning/Listed Building Application(s) Documentation, SB/TP/87/0669 (Unpublished document). SBD10792.

Consent for erection of kitchen extension & double garage, Montpelier House

<45> Planning/Listed Building Application(s) Documentation, SB/TP/96/0758 (Unpublished document). SBD10792.

English Heritage advice for development of land off Wood Street, Dunstable

<46> Planning/Listed Building Application(s) Documentation, D. Baker, Oct 1996 (Unpublished document). SBD10792.

Correspondence re Heritage interpretation boards

<47> Planning/Listed Building Application(s) Documentation, D. Baker, August 1994 (Unpublished document). SBD10792.

Correspondence re removal of brickwork from western end of Priory wall.

<48> Planning/Listed Building Application(s) Documentation, R. Gibson, 22/10/1997 (Unpublished document). SBD10792.

Notes re. inspection of brick wall

<49> Planning/Listed Building Application(s) Documentation, English Heritage 25/2/1993 (Unpublished document). SBD10792.

Letter from English Heritage re vandalism to wall & gates

<50> Planning/Listed Building Application(s) Documentation, English Heritage 16/06/1994 (Unpublished document). SBD10792.

Letter from English Heritage re possible tree planting in Priory Meadow.

<51> Heritage Network, 2011, Priory House, 33 High Street South, Dunstable: Archaeological Monitoring Report, 676 (Archaeological Report). SBD11968.

The observation of the groundworks identified no significant archaeological features or deposits although the foundations of the existing building were exposed and this demonstrated that the 18th century brick frontage sits on natural chalk and does not rest on any earlier (monastic) masonry.

<52> KDK Archaeology, 2014, Archaeological Evaluation: Land to the rear of 59 High Street South, KDK: 043/DHS/2.2 (Archaeological Report). SBD12167.

The edge of the Scheduled Ancient Monument is the presumed Priory precinct boundary, and it is located approximately 7m northeast of the revealed clunch footing in Trench 2. As both these features share the same orientation, there is the possibility that the extent of the preceinct has been underestimated, and that the footing exposed in trench 2 is the remnant of the Priory's perimeter wall. As only a small fragment of the structure has been observed, and its width has not been determined, this can only be a tentative theory. However, clunch tended to be used for high status buildings in Dunstable in the medieval period, as the extant Priory Gate wall demonstrates.

<53> Hannah Firth, Personal Comments (Observations and Comments). SBD11531.

The undercroft at Priory House, 33 High Street South (HER 6311, Grade II*) represents the remains of a vaulted medieval chamber, dating to c. 13th century and relating to the Priory of St Peter's guesthouse. Source 1 incorrectly identified the chamber as having been demolished along with the remains of the hat factory.

<54> Council for British Archaeology, 2003, South Midlands Archaeology, Volume 33, Vol. 33, 2003, p. 9 (Serial). SBD14146.

During September 2002, an archaeological evaluation was carried out on land adjacent to Montpelier House, High Street South, Dunstable. The evaluation revealed evidence of post-medieval quarrying activities on the site. Other than this, no archaeological features were observed and no artefacts recovered.

<55> Compass Archaeology, 2016, 11-15 High Street South, Dunstable; A programme of archaeological evaluation (Archaeological Report). SBD12547.

Although not initially included in the original WSI, Trench 9 has produced one of the most significant finds on the site in the form of medieval wall footing [903]. This is undoubtably linked with the wider monastic precinct, and if more of it survives could prove of great significance as to our understanding of the layout/extent of the Priory site.

<56> Ministry of Works, Inspectorate of Ancient Monuments and Historic Buildings, Papers relating to original Scheduling (Unpublished document). SBD11857.

"A. S. 22 Dunstable Priory, Beds.
This monument was approved for Scheduling by the Ancient Monuments Board for England on 13 NOV 1947.
The Record form and Ordnance Map are now submitted in order that the Scheduling notice may be issued.
[Signature] for C.I.A.M.
20.[Illeg.].48"

"Short description of Monument and its condition:
Site of the Augustinian Priory. The Parish Church is the Nave of the Priory Church, less one bay; the remainder of the Priory Buildings lie east and south of the Church. A plan in 1890 shows that there were two cloister courts, and that the Dorter, Frater and Kitchens were in the southern of these two.
One arch of the Gatehouse still stands immediately S.W. of the W. end of the Nave.
(For the Guest House see separate Record Form No. 3).
The Priory was founded by Henry I in 1121."

<57> NMR/AMIE, HE NRHE Monument Inventory, 359840 (Index). SBD12367.

The Augustinian Priory of St Peter was founded by Henry I, Christmas 1131-2. The Priory was dissolved in 1540. Henry VIII ordered the conversion of part of the conventual buildings into a royal residence, but following his death, no further works were carried out, and Queen Mary sold it to Sir Leonard Chamberlain for £300. The conventual church, built during the latter half of the 12th century and completed in 1220, with one tower rebuilt in the 15th century, was thoroughly restored in 1871. Only the nave of the original church remains. Other extant buildings remain in the Priory House Gateway, where there is a 15th century stone archway with a smaller gateway on the right. Priory House stands on the site of the Priory Guesthouse and are reputed to contain a 13th century vaulted room.

<58> H M Colvin ... [et al], 1982, The history of the King's Works, volume 4 : 1485-1660 (Part 2), pp. 75-76 (Bibliographic reference). SBD13272.

Henry VIII ordered the conventual buildings to be converted for his residential use, but following his death, no more work was undertaken, and the buildings were sold to Sir Leonard Chamberlain for £300 by Queen Mary.

<59> Pre-Construct Archaeology, 2019, Land at 37-39 High Street South, Dunstable; Archaeological Monitoring. (Archaeological Report). SBD13291.

PCA recorded a probable medieval well and a sequence of medieval and/or post-medieval demolition deposits during examination of the footings for the proposed development. Apart from the well, no other cut features were recorded.
No firm evidence for the conjectured hospitium and associated buildings (see Clarke 2016) was found within the footings of the proposed buildings; however it is possible that the well (106) was associated with priory buildings on or near the site.

<60> Ren Hudspith, 2009, Resistivity Survey at the Priory Church, Dunstable by the Manshead Archaeological Society, BHAR 2009, pp. 10-11 (Leaflet). SBD13354.

Resistivity survey carried out 2004/5 by the Manshead Archaeological Society, following the discovery [see EBD 856] of robbed out walls and demolition rubble on the south side of the church.

The survey identified the location and layout of the main monastic buildings as they were, when demolished, around 1541. The demolished part of the Church was about 55m in length with a narrow Lady Chapel measuring around 20m in length by 10m in width. The transepts extended about 10m from the modern wall line. The Chapter House, which measured 12m in length by 20m in width was either octagonal or apsidal ended with its western entrance adjoining the cloister alley. The Cloister range was about 30m square and the cloister alley possibly included a Laver (wash basin) along its southern wall. The Dormitory measured about 33m by 10m and was abutted by the refectory (around 30m by 10m) and together with the Prior’s Guest Hall (about 40m by 12m) and Chapter House formed the main buildings around the Cloister. To the east of the Refectory was a lesser Cloister, possibly a relocated Prior’s house, an Infirmary and further Guest lodgings and service buildings.

<61> Albion Archaeology, 2020, Church Walk, Dunstable; Archaeological Observation, Investigation, Recording, Analysis and Publication, p. 6 (Archaeological Report). SBD13357.

The monitoring revealed no archaeological remains relating to the Roman, medieval or post-medieval period other than grave cuts and disarticulated human remains of no more than 250 years in age.

<62> John Britton & Edward Wedlake Brayley, 1801, The Beauties of England and Wales, Volume 1, Bedfordshire, Berkshire, Buckinghamshire, pp. 19, 24-5, https://archive.org/details/beautiesofenglan01brit/page/18/mode/2up (Bibliographic reference). SBD10810.

"The glory of Dunstable was its once celebrated priory; yet of this extensive building nothing remains, but the part now appropriated for the parish church [see HER 132], and two arches in the adjoining wall. It was founded by Henry the First, about the year 1131, for black canons, in honour of St. Peter. At the dissolution of the religious houses, its revenues, according to Dugdale, amounted to 3441. 13s. per annum."

pp. 24-5 "When the Monarch founded the Priory, he bestowed upon it vast privileges. The whole manor of Dunstable, with the lands pertaining to the town, together with the church, market, schools, liberties, revenues, &c. were all included in the grant; with the exception only of his own palace. He also exempted the monastery from all taxes of whatever kind, from fines, tolls, customs, secular exactions and worldly services through the realm. So distinguished was his favour, that even murder, that blackest, deepest crime of which man can be guilty, might be committed by the professed with impunity. Succeeding Princes confirmed the charter ; and many of the inhabitants were tenants in capite and others tenants in fee, to the Prior.
These extraordinary privileges caused many disturbances between the townsmen and the Abbey; and on some unequal assessments being made in 1229, the people were so provoked, that, out of resentment to the church, they withdrew their tithes and offerings, scattered the Prior’s corn, and pounded his horses; and though, at the Prior’s request, the Bishop of Lincoln caused the offenders to be excommunicated in the neighbouring towns and deaneries, all would not do : the townsmen declared they would sooner go to the devil than be taxed; and had even treated with William Cantilupe, for forty acres in his field, to build booths on, and quit the town. This difference was at last adjusted by John, Archdeacon of Bedford; the town paying sixty pounds sterling to the Prior for the renunciation of his right to all tollage, except the Misericordia of 4d. and fines in cases of violence.
The last prior was Gervase Markham, who, with his canons, subscribed to the King’s supremacy in 1534; and, on the dissolution, had a pension of sixty pounds a year for life. His reward was the greater for having taken an active part in the divorce of Henry the Eighth, and Catharine of Arragon ; his convent being the residence of the commissioners. The unjust sentence was publicly read in the Virgin’s chapel, within the Priory church, by Archbishop Cranmer."

<63> Historic England, 2022, Dunstable Priory, Dunstable; Report on Geophysical Survey, pp 3 - 5 (Archaeological Report). SBD13949.

More significant anomalies are found at [gpr8] to the east of the nave and suggest the walls of a rectuangular structure, most likely the Lady Chapel, aligned on the central axis of the priory. A similar anomaly was identified by the previous earth resistance with both techniques also suggesting the presence of buttresses against the north and south walls. Deeper time slices in the radar data show a planar high amplitude response within the walls of [gpr9], possibly an extant floor layer, with the repsonse to the wall foundations extending to approcimately 40ns (2.06m). There is also tentative evidence for a small extension to the north east corner of the chapel [gpr10] and several discrete anomalies [gpr11], with dimensions of approximately 1m x 2m visible form 30.0ns (1.55m) onwards within the walls of [gpr8], perhaps indicating the presence of graves or memorial stones.

Structural remains between the standing priory and [gpr12] are more difficult to interpret, perhaps due to the presence of near-surface rubble deposits, although a large apsidal low amplitude anomaly [gpr13] is found from between 15.0 and 30.0ns (0.77 - 1.55m) and may possibly represent a substantial robbed-out wall. More fragmented, high amplitude responses [gpr14-16] reveal elements of the orignal priory with the apsidal form of [gpr13] corroborated by deep lying wall footings [gpr17] found between 35.0 and 40.0ns (1.8 to 2.06m). This perhaps suggests a more complex extended church with a rounded apse and ambulatory leading on the Lady Chapel, an arrangement, for example as survives intact in the remains of St Bartholemew the Great near Farringdon (M Bristow pers comm).

Immediately to the south a smaller room [gpr18] with a well defined apse is found in both the radar and orignal earth resistance data, previously interpreted as the Chapter House. There is some suggestion of internal detail within [gpr18], although survival here must have been impacted by the course of the modern service [gpr6]. More fragmented structural remains [gpr19] extend to the south and perhaps represent an east range with some continuation through walls at [gpr20], found between 17/5 and 35.0ns (0.9 to 1.8m), and a more tentative recrilinear anomaly [gpr21] between 22.5 and 27.5ns (1.16 to 1.42m), also known from the earth resistance survey. The location of [gpr19] correlates with a range of rooms shown on the 1540 plans of the priory (Hatfield House Archive, reference CMP II/22), although this may have been a proposed layout, and the area immediately to the east containing [gpr20] and [gpr21] appears to represent a former orchard.

The cloister to the south of the priory appears initially between 10.0 and 17.5ns (0.52 to 0.9m) as a low amplitude anomaly [gpr22] together with some fragmented, wall-type responses [gpr23] partially obscured by ribble deposits, but presumably surviving structural elements of the north range. From approximately 20ns (1.03m) additional detail is found through the range of buildings to both the west[gpr24] and south of the cloister [gpr25], corroborating the earth resistance curvey that suggested [gpr25] may represent the refectory. Linear anomalies [gpr26] within the cloister broadly parallel to [gpr22] seem likely to represent paths laid around the interior. Despite the presence of the modern services, structural remains possibly extend beyond the cloister from the south west corner at [gpr27] towards the scarp found at [gpr28]. The high amplitude response to [gpr28], is perhaps suggestive of some form of revetment supporting the western boundary to the monastic site and does not entirely follow either the scarp or the removed field boundary shown on historic mapping.

A second possibel cloister bounded by wall-type anomalies [gpr29] is found immediately to the south of the refectory. While a second, smaller cloister is suggested on the 1540 plan the location of [gpr29] appears offset to the east and begins to suggest a slight cahnge in orientation with respect to both the standing and subsurface priory remains. Additional anomalies to the south of [gpr29] share the same orientation and include a small square walled garden or building [gpr30], parallel wall footings [gpr31] and a more complex structural response, possibly a building range [gpr32]in the vicinity of a pronounced mound on the boundary with the school.

The change in orientation of the structural remains to the south may, possibly, indicate a differing phase of construction or a deliberate reorientation to incorporate the scarp [gpr28] forming a boundary to the west of the site. This does not appear to be represented accurately on the 1540s plan, although this may be due to a cartographic simplification presenting the buildings on a common orientation or the plan representing a proposal for the priory layout rather than the final design (S Newsome pers comm). There are few significant anomalies found to the west of [gpr28] beyond a scatter of fragmented linear repsonses [gpr33-35] and some near-surface rubble or disturbance [gpr36] set against the boundary with the Parkside Flats. This disturbance may, in part, be due to the construction of the flats and to the small building shown in the vicinity of [gpr36] on the historic mapping.

<64> KDK Archaeology Ltd, 2023, Archaeological Observation and Recording Report; 2 Priory Road, Dunstable, Central Bedfordshire, pp. 13-14; p. 22, p. 32 (Archaeological Report). SBD14327.

Archaeological observation and recording was carried out at No. 2 Priory Road, where footing trenches associated with a rear extension, garage conversion and soakaway were excavated. The one archaeological feature revealed, an area of redeposited chalk blocks, was buried beneath a number of ground 'make-up' layers, the stratigraphy of which was fairly consistent throughout the site, and appear to represent material relating to the destruction/decay of the priory buildings.

Clunch features (05) and (07). Small fragments of clunch were observed within the made ground layers; however, a dense patch of heavily eroded clunch blocks were [sic] observed to the northeast of Footing 5 and 6. It is possible that this material represents a wall or pathway related to the burial ground [see HER 16173]. The largest of the two patches was observed in Footing 5 and measured 1.15 x 0.75 x 0.18m. The clunch pieces were very soft and friable and lacked well-defined edges.

The large bands of made ground making up the majority of the overburden clearly demonstrated that the site had been extensively disturbed since the medieval period. Artefacts dating from the Roman period through to the modern day were recovered from these layers indicating that human activity on the site potentially spans the best part of a millenia. Amongst the finds were painted tiles, that almost certainly came from the monastery. The majority of the pottery recovered from the made ground layers are also of medieval origin. The made ground layers (02)/(08) and (03)/(09) appear to be the purposeful deposition of material used to heighten and level the site and it is clear that the soil used was taken from around the nearby friary.
Despite the presence of burials found during the 1993 excavations, no human remains, or grave cuts were encountered during this investigation, suggesting that the burials cease, or become less frequent somewhere to the west of the area of investigation.

The collection of CBM, particularly the glazed floor tiles, is indicative of a high-status building in the vicinity of these excavations. For example, large numbers of such tiles were noted during excavations at the Dunstable Dominican Friary.

<65> Albion Archaeology, 2023, Priory Academy, Dunstable, Bedfordshire; Archaeological Observation, Recording, Analysis and Publication, pp. 17─19, 24 (Archaeological Report). SBD14378.

A total of 38 medieval features were excavated across the site: 2 parallel ditches, 29 circular pits, 5 other pits and two postholes. Recovered finds included pottery, roof tile and animal bone. The pottery was in good condition, suggesting it was part of the primary deposit and not residual. The sparse ecofact assemblage included small numbers of charred seeds and fruit remains, mostly comprising cereal grains which were too small to be identified. Identifiable remains were predominately free threshing wheat, barley, oat and possible spelt. They were highly fragmented, suggesting redeposition and are not able to provide significant insight into the local environment.
No features corresponded with anomalies identified by GPR (Ground Penetrating Radar) survey of the Priory grounds and Priory Academy sports pitch [Ref.].

Parallel ditches: Two parallel, linear ditches, c.20m apart, crossed the excavated area on an NW─SE alignment. The profile of the western ditch G[106] was typically a shallow and poorly defined V-shape, c. 1.5─1.7m wide and c. 0.2─0.4m deep [Photo ref.]. The eastern ditch G[107] had a noticeably more pronounced V-shaped profile; it was c. 1.2─1.3m wide and c. 0.6m deep [Photo ref.]. Fills comprised light orange-brown to orange-grey silts.
Both ditches contained pottery dating to the 12th─13th century, indicating that they were contemporary with the Priory to the north. The eastern ditch was truncated by four of the circular pits (see below), suggesting that the ditches, or at least G[107], had gone out of use by the time the circular pits were dug.

Circular pits: A total of 29 pits were identified, 22 of which were located between the parallel boundary ditches; 4 were cut into ditch G[107]; and 3 lay to the north-east of ditch G[106]. Their distribution ─ concentrated to the north of ditch G[106] ─ suggests that this ditch, at least, had an influence on their location.
The pits were all uniformly circular in plan but of variable size: c. 0.70─1.70m in diameter and c. 0.05─0.40m deep [Photo ref.]. Their profiles were steep-sided with flat or uneven base. The uneven bases could be explained by the hard nature of the chalk and presumably the effort involved in creating a totally level base. The larger of the pits tended to be towards the south-east of the excavated area, e.g. [26], [30] and [32], potentially suggesting that there was a higher level of truncation to the north-west. It may have been that the depth of the pits was determined by the depth of the chalk below ground level. The pits' fills were all similar and comprised a mid-grey-brown silt, with occasional lighter grey to yellow chalk inclusions. There was no evidence of weathering within the pits, suggesting that they were backfilled reasonably quickly after their excavation.
Sixteen of the pits contained medieval pottery and probably contemporary roof tile, along with some poorly surviving animal bone. The pottery dating and the pits' shallow form may suggest that they were part of a planted orchard just outside the Priory building complex. A single sherd of residual late Anglo-Saxon pottery was recovered from pit [71], which is unusual given the dearth of known Anglo-Saxon activity in Dunstable.

Small pits: Four small pits, in two pairs, were situated between the two parallel ditches: [38] and [40]; and [93] and [95]. They were noticeably smaller than the circular pits at c. 0.30─0.50m in diameter and up to c. 0.25m deep; they also had more U-shaped profiles. Three pits had a mid-grey-brown fill; pit [40] had a significantly darker brown-grey fill. The function of these pits remains unknown.
One pit within each pair, [40] and [95], contained 12─13th-century pottery or probably a contemporary roof tile ─ similar to the material recovered from the other features in the excavated area. Additionally, pit [40] contained the largest assemblage of animal bone, c. 260g, from the investigations; none of it bore marks suggestive of butchery.

Elongated pit: Located close to the north-west corner of the PDA ─ and the only feature to the west of the parallel ditches ─ large, elongated pit G[108] was c. 5.2m long, c. 1.9m wide [and] c. 0.8m deep [Photo ref.]. The segments, excavated at either end of the pit, showed very similar U-shaped profiles with convex, near-vertical sides and a flat base. There was no evidence in plan or profile to suggest a pit cluster rather than one feature. This pit was dug a significant depth into the chalk ─ deeper than the other pits ─ indicating a different use. It could have been to extract chalk, although its shape and size suggest it could also have been a storage pit. It was backfilled with mid- to light grey-brown sandy-silt, which produced medieval pottery, roof tile and animal bone. It was also the only feature that produced oyster shell (60g) (Ref.].

Postholes: Postholes [73] and [83] were c. 10m apart, on either side of ditch G[107]. They were of a similar size, c. 0.40m in diameter and c. 0.15m deep, with steep sides and a flat base. Postholes [73] produced a very small fragment of medieval pottery. Their function remains uncertain.

Conclusions: The monitoring of the groundworks at Priory Academy revealed several medieval features within the footprint of the MUGA. These were solely dated by their artefactual assemblage, and any intercutting was between features with artefactual assemblages of the same or very similar date.
The projected alignment of the two parallel, NW─SE ditches leads to the south-west and north-east corners of the Priory Church of St Peter, respectively. This may be purely coincidental but it might indicate that they were directly related to the Priory Church and the Priory precinct, perhaps serving as drainage ditches. They are also broadly parallel to Watling Street, c. 130m to the west, and possibly indicate a rear boundary to settlement activity nearer the road. The ditch excavated by the Manshead Society in 1996 [Ref.] ─ the top of which was truncated by the grave of an adult female ─ was on a different, broadly N─S alignment, and its projected route lay to the east of the excavated area.
The large scattering of circular pits ─ mostly located between the parallel ditches ─ were all regular in shape, with sharply defined extents and flat bases. None contained evidence of weathering, suggesting that they had been rapidly backfilled. They may represent an orchard or plantation of some sort, although no regular pattern in their layout could be seen. Features associated with formal gardens were identified within the Dominican Friary, c. 330m to the south-west. These were noticeably larger at c. 3.5m wide and on average c. 0.6m deep, and were cross-shaped and dug in rows [Ref.]. However, similarities, such as the regular, clearly defined shape, near-vertical sides, flat, clean bases and no evidence of weathering suggest that the features at Priory Academy had a similar use. Their location to the south-east of the Priory scheduled monument suggests they are related to the Priory. This is supported by the geophysical survey [Ref.], where high amplitude anomalies, indicating built structures, stop c. 50m to the north-west. It was postulated that the Priory may have had associated vineyards [Ref.]; however, a more regular layout would have been expected were these features related to viticulture.
The elongated pit to the west of the parallel ditches was clearly different in form to the circular pits. It may represent a localised chalk quarry or a storage pit.

<66> Historic England, National Heritage List for England, 1004676; revised 8/10/2024 (Website). SBD11897.

Summary
The buried and earthwork remains of Dunstable Priory, an Augustinian priory founded in the C12 and surrendered in 1539 or 1540.

Reasons for Designation
The remains of Dunstable Augustinian Priory are scheduled for the following principal reasons:

* Period: remains are known to date from the C12 when the priory was founded, and to have continued in use beyond the surrender of the priory in 1539 or 1540;

* Survival: for the exceptional buried and earthwork remains, depicting the form and plan of the priory;

* Diversity: for the range and complexity of the features including the apsidal east end of the monastic church and lady chapel, and other features including the precinct boundaries, cloisters, chapter house, dormitory, and refectory;

* Potential: for the stratified archaeological deposits which retain considerable potential to increase our understanding of the physical characteristics of the buildings at Dunstable Priory and of medieval monasteries more generally;

* Documentation: for the high level of historical and archaeological documentation on the Priory’s history and evolution, and on historic events which took place here including the annulment of the marriage of Henry VIII to Catherine of Aragon, and Henry VIII’s plans for a Bishopric and palace here following the surrender of the priory;

* Group Value: the remains have strong group value with the three adjacent highly-graded listed structures: Grade I listed Priory Church of St Peter, which is the nave of the original Priory Church, the Grade I listed upstanding remains of the Priory Gateway and attached section of precinct wall, and the Grade II* Priory House with its vaulted undercroft, interpreted as the former almonry.

History
Despite the existence of a Roman town where Watling Street crossed the Icknield Way, Dunstable is not mentioned in the Domesday Survey. Henry I founded the town sometime around 1114.

The Augustinian priory was almost certainly in existence by 1125 when the first prior, Bernard, witnessed a gift to Dunstable’s mother house, Holy Trinity, Aldgate. At an uncertain date (traditionally stated to be 1131) Henry I gifted the town and all its rents to the priory: this must have happened soon after the priory’s foundation in order for it to sustain itself. By the middle of the C12 the construction of the priory church was well underway, with the main body of the nave thought to date to around 1150-60 but with other fabric in the gallery and on the west front suggesting further developments at the end of the C12.

The start of the C13, under the auspices of Richard de Morins (prior 1202 - 1242), appears to have been a vibrant period in the priory’s history. The probable rededication of the church in 1213 may have been prompted by the acquisition of relics which had the potential to be an important source of income for the church. This may have been the context for the flurry of developments in the church at the end of the C12 and even for the ambulatory and radiating chapels constructed around the presbytery’s apsidal eastern end. These would have provided somewhere to display relics and a means of access for pilgrims without disturbing the canons in the main body of the church. There were a number of other developments at the priory in the early C13, many of which are known from the Annals of Dunstable Priory. These include the granting of a fair by King John in 1203, the construction of a leper hospital, the construction of an almonry in 1208 and the construction of the Lady Chapel in 1228. The surviving stone undercroft at Priory House has been dated to the early to mid-C13 and its position suggests it may have been the almonry.

In 1222 both the roof of the presbytery and two towers on the west front of the church collapsed, one on to the prior’s lodging. This, along with the royal lodgings, was probably located above the cellarer’s rooms in the western range of the cloister. Various references to walls and inner gates throughout the Annals show that there were defined boundaries to the priory at this date and probably an inner and outer precinct. Despite references to general decline and increasing debt at the priory, a number of different building projects occurred in the 1250s, including the building of a new dormitory, a new house for carpenters and wheelwrights in the courtyard and a large stable.

In 1259 a Dominican friary was founded by royal request almost opposite the priory at the other side of Watling Street, apparently to the priory’s frustration.

In the 1270s the priory renovated the north aisle of the church and started work on a room for the King. Records show that by 1291-2, Dunstable was not a wealthy establishment when compared to some of its contemporaries

Less information is available about the Priory in the C14 and beyond as the Annals end in 1297. There were sporadic alterations to the church including the rebuilding of the Lady Chapel in 1324 and probable alterations to divide the church into a parish church and a conventual church in 1390, which may be evident in its surviving fabric. This was followed in 1392 by a formal agreement in which the town was granted use of the nave as the parish church.

In the C15 work was undertaken on the west front of the church and there were major renovations of the north-west tower.

Arguably one of the Priory’s most important moments came in May 1533 when the court that was to officially annul Henry VIII’s marriage to Catharine of Aragon sat in the Lady Chapel. However, seven years later, in December 1539 or January 1540, the Priory was dissolved. The priory had a net income of over £344 in around 1535.

The priory’s connection with Henry VIII did not end at the point the monastery was dissolved. As Henry toyed with the idea of creating a bishopric at Dunstable, plans were drawn up to convert the claustral buildings into what appear to have been royal apartments. It is not clear how far the work progressed but it seems to have been abandoned on the death of Henry in 1547. The land was sold in 1554 and then seems to have been variously owned and rented by numerous individuals, latterly, though possibly not always, along with the property that eventually became known as Priory House. After periods of time as a home and as a private asylum, Priory House became the manager’s residence for the Munt and Brown straw hat factory in 1832. It appears to have been acquired along with the land containing the remains of the priory which, along with Priory House, were acquired by the local authority in 1946 in order to create public open space.

Various archaeological studies of the Priory Gardens have been made including in 1859 digging around the buried eastern end of the monastic church and the discovery of stone coffins.

On 3 May 1948 the known extent of the monument (not including the Priory Church and Priory House) was scheduled under the “Old County Number” (OCN) Bedfordshire 3.

In 1948 two trenches were excavated immediately to the east of the church which revealed one of the columns from the original crossing and another wall to the east. The trenches and their spoil heaps are visible on low-level oblique photographs taken in 1949.

In March 1970 a linear trench was dug across part of Priory Gardens to the east-south-east of the church in order to re-lay part of a main electricity supply cable (thought to have been laid originally in 1938). The excavation revealed a substantial Roman ditch with other shallow, probably pre-medieval, trenches parallel. The partial remains of at least 18 skeletons identified as middle-aged to elderly males were discovered, which would be typical of the canons’ cemetery that might be expected in this location. Sections of foundations of a substantial monastic building were also found, later identified as the chapter house.

In 1986 the Manshead Archaeological Society (MAS) undertook a small excavation to remove hedge roots on the boundary between the formal gardens of Priory House and the meadow south of the Priory, revealing amongst other features an ‘exceptionally’ large, probably medieval, well: over 2m in diameter, but no coherent building remains. They also undertook various excavations outside of the scheduled area in 1992-1993.

In 2003 MAS excavated five small pits immediately south of the nave of the church, ahead of a scheme to install new lighting. The holes revealed evidence for a stone wall core running parallel to the existing church wall, perhaps indicating the northern side of the cloister walk.

In June 2004 MAS was also involved in the observation and recording of trenches created by the removal of an ornamental hedge to the south of the Priory. The excavations revealed evidence for comprehensive demolition of the Priory at dissolution and evidence for former floor surfaces and robbed out walls, also presumably associated with the cloister walk or cellarer’s range.

In 2004-5 the Manshead Archaeological Society carried out what appears to have been the first of two earth resistance surveys. Both surveys revealed details of the monastic church, main cloister and other associated buildings, including a possible, smaller, second cloister.

In May 2021 Historic England began a research project aimed at better understanding the nature, extent and significance of the buried remains of Dunstable Priory, as part of the Dunstable High Street Heritage Action Zone (HSHAZ) The project involved a number of pieces of research: analytical earthwork survey of the surface remains visible in Priory Gardens (including via a drone-derived Structure-from-Motion model); Ground Penetrating Radar (GPR) survey of Priory Gardens and the Priory Academy (formerly Priory Middle School) playing fields to the south; assessment of the available aerial photographs and also documentary research using select primary as well as secondary sources. The research has demonstrated that the priory church was more elaborate than previously thought and has added to earlier understandings of the layout of the priory buildings and the wider monastic landscape.

Details
PRINCIPAL ELEMENTS

The remains of an Augustinian priory founded in the C12 and surrendered in 1539 to 1540.

DESCRIPTION

The site lies on the public park known as the Priory Gardens, located in the centre of Dunstable, south-east of the central crossroads formed by modern roads that lie on the route of the Roman roads Watling Street and Icknield Way.

The monument comprises substantial buried remains of the former Augustinian priory. The buried remains include many features which can be identified with a strong degree of confidence as individual monastic buildings, and other areas identified as collapsed buildings and spoil heaps. There is strong potential for below-ground archaeological deposits.

Historic England investigation in 2022 and previous research such as the resistivity surveys carried out by the Manshead Archaeological Society in 2004-5 have identified numerous buried features of the Priory, which are described below. As well as the identified features which date from the final phase of the monastery buildings there is strong potential for stratified remains from the earlier phases of building as the monastery was developed.

INTERPRETATION OF THE LAYOUT OF BURIED FEATURES

To the east of the standing church are the buried remains of the choir with its apsidal end and ambulatory. The remains of a north and south transept have been identified at the western end of the choir, and the remains of a probable pair of chapels that radiated out of the apse to its north and south, and to the extreme east the remains of the lady chapel have been identified.

To the south of the choir are the remains of the chapter house, and west of this the cloister has been identified, and the remains of the outer parlour that had the prior’s lodgings above, and the cellarer’s range that had royal lodgings above, with a kitchen attached to the northern end.

South of the chapter house the dormitory has been identified and south of the cloister the refectory. South of the refectory is another possible cloister.

The buildings identified above are all built on a north-south alignment, but the remains of all identified buildings to the south are on a north-north-west to south-south-east alignment. This may have been to accommodate the modified natural slope that forms the western boundary of the inner court. , Remains in this area are thought to represent a latrine block, an infirmary and a possible well or garden.

There are remains of the precinct boundary to the north (extending eastwards from the standing church), and another section extending west of the standing church. West of the site the inner precinct wall has been identified.

Tarmacked areas of paths and drives will have required minimal disturbance to the below ground archaeological deposits.

EXTENT OF SCHEDULING

The scheduled area to the north follows the southern boundary bank of the churchyard. To the east it follows a wooden fence that forms the boundary to the Priory Gardens, towards the south the boundary is marked by an aluminium fence. To the east the boundary follows the metal fence to Dunstable Academy playing field. The boundary to the west and the north follows the extent of the Priory Gardens until it reaches the south edge of Church Walk and Church Close.

EXCLUSIONS

Within the area of protection all modern boundary fences, path and road surfaces, hard standings, drain covers, interpretation plaques and signage, litter bins, benches, lamp posts, flagpoles, raised flower beds, the low fence around the lawn, the pergola, the verandah attached to the side of Priory House, the listed Priory Gate, the War Memorial and the Scouting Centenary Memorial are all excluded from the scheduling, although the ground beneath all these features is included.

Legacy
The contents of this record have been generated from a legacy data system.

Legacy System number:
BD 3
Legacy System:
RSM - OCN
Sources
Other
Forthcoming publication - Historic England Research Report Series 11-2022: Priory Gardens, Dunstable, Central Bedfordshire: An Analytical Earthwork Survey ISSN 2059-4453 Authors: Sarah Newsome, Matthew Bristow, Rebecca Pullen, Martyn Barber and Neil Linford Res.reports@HistoricEngland.org.uk

Legal

<67> The Bedfordshire Archaeological Council, 2004, Bedfordshire Archaeology, Volume 25, 'Excavations at Priory Middle School, Dunstable, 1992-2002 (Hudspith), pp. 222-223 (Article in serial). SBD14109.

The Manshead Archaeological Society carried out a series of trial excavations at Priory Middle School (TL 018 217) between 1991 and 2002 with the kind permission of the Headmaster, Mr. R. Pepworth (Hudspith forthcoming, Warren 1997).
In the NE corner of the school field excavations identified Roman and medieval features outside the precinct boundary of the Augustinian Priory of which only the Priory Church now remains standing (Fig 1). The earliest feature was a Roman ditch, aligned N-S, which contained a female burial of probable late Roman date cut into the fill. Overlying the ditch were a succession of medieval tracks, aligned NE-SW. These were initially indicated by cart ruts cut into the natural chalk and later sealed by a metalled surface of split flints, cobbles and tile fragments. The metalled track appeared to be heading towards an assumed gateway in the precinct wall. It may date to the 12th century (in un-metalled form) and appears to have gone out of use in the 16th century following the demolition of many of the Priory buildings. The track was bounded to the south by a flattened chalk bank which overlay earlier cart ruts and may have served as a walkway. The bank was formed from the up-cast of a 1.5m wide and 1m deep 'V' cut ditch of medieval date. Within the medieval ditch fill were residual finds of potsherds, animal bones, iron knives, an arrowhead, a rowel spur (c. 15th century), a 12th century relief tile and large quantities of peg tile. These probably indicate post Dissolution dumping. The medieval ditch and bank were apparently contemporary with the metalled track and probably served both for drainage and as a physical boundary. A right of way dispute, between the Prior and the townsfolk of Dunstable, regarding the enclosure of 'Grunteslane' is recorded in the Annals of Dunstable Priory for 1282.
In the SE corner of the school field, formerly an area of orchards, excavations revealed a broad, partially metalled, track of 17th 18th century date besides residual Roman and medieval potsherds.

BIBLIOGRAPHY
Warren, D, Manshead Journal 37, 1997, 1-10.

Protected Status:

• Archaeological Notification Area (AI) HER131: AUGUSTINIAN PRIORY
• Conservation Area: Dunstable Conservation Area
• Scheduled Monument 1004676: Dunstable Priory

Monument Type(s):

• BREWHOUSE? (Unknown date)
• BURIAL? (Unknown date)
• DRAINAGE DITCH? (12th Century to 13th Century - 1100 AD to 1299 AD)
• ORCHARD? (12th Century to 13th Century - 1100 AD to 1299 AD)
• PIT (12th Century to 13th Century - 1100 AD to 1299 AD)
• POST HOLE (12th Century to 13th Century - 1100 AD to 1299 AD)
• CEMETERY (12th Century to 16th Century - 1131 AD to 1540 AD)
• COFFIN (12th Century to 16th Century - 1131 AD to 1540 AD)
• DITCH (12th Century to 16th Century - 1131 AD to 1540 AD)
• FLOOR (12th Century to 16th Century - 1131 AD to 1540 AD)
• INHUMATION (12th Century to 16th Century - 1131 AD to 1540 AD)
• PRIORY (12th Century to 16th Century - 1131 AD to 1540 AD)
• WALL (12th Century to 16th Century - 1131 AD to 1540 AD)
• WELL (12th Century to 16th Century - 1131 AD to 1540 AD)
• CHALK PIT (Post Medieval - 1540 AD to 1900 AD)
• LIME KILN (Post Medieval - 1540 AD to 1900 AD)
• POST HOLE (Post Medieval - 1540 AD to 1900 AD)

Associated Finds

• FBD13879 - ANIMAL REMAINS (Unknown date)
• FBD19640 - ANIMAL REMAINS (Unknown date)
• FBD3681 - ARROW (Unknown date)
• FBD11413 - MAMMAL REMAINS (Unknown date)
• FBD11430 - MAMMAL REMAINS (Unknown date)
• FBD19673 - TILE (Unknown date)
• FBD19644 - WINDOW (Unknown date)
• FBD11425 - SHERD (Bronze Age - 2350 BC to 701 BC)
• FBD11426 - SHERD (Roman/Romano-British - 43 AD to 409 AD)
• FBD19633 - SHERD (Roman/Romano-British - 43 AD to 409 AD)
• FBD19930 - SHERD (Roman/Romano-British - 43 AD to 409 AD)
• FBD8084 - SHERD (Roman/Romano-British - 43 AD to 409 AD)
• FBD8085 - TILE (Roman/Romano-British - 43 AD to 409 AD)
• FBD5262 - COIN (3rd Century - 200 AD to 299 AD)
• FBD11424 - COIN (3rd Century - 260 AD to 268 AD)
• FBD19923 - SHERD (9th Century to 11th Century - 800 AD? to 1065 AD?)
• FBD19928 - ANIMAL REMAINS (Medieval - 1066 AD to 1539 AD)
• FBD11421 - CARVED OBJECT (Medieval - 1066 AD to 1539 AD)
• FBD11423 - COIN (Medieval - 1066 AD to 1539 AD)
• FBD3680 - COIN (Medieval - 1066 AD to 1539 AD)
• FBD14584 - FLOOR TILE (Medieval - 1066 AD to 1539 AD)
• FBD19637 - FLOOR TILE (Medieval - 1066 AD to 1539 AD)
• FBD19926 - FLOOR TILE (Medieval - 1066 AD to 1539 AD)
• FBD19929 - PLANT MACRO REMAINS (Medieval - 1066 AD to 1539 AD)
• FBD19642 - RIDGE TILE (Medieval - 1066 AD to 1539 AD)
• FBD19636 - ROOF TILE (Medieval - 1066 AD to 1539 AD)
• FBD19925 - ROOF TILE (Medieval - 1066 AD to 1539 AD)
• FBD13877 - ROOF TILE (Medieval to Post Medieval - 1066 AD to 1900 AD)
• FBD11422 - SHERD (Medieval - 1066 AD to 1539 AD)
• FBD11428 - SHERD (Medieval - 1066 AD to 1539 AD)
• FBD8087 - SHERD (Medieval - 1066 AD to 1539 AD)
• FBD8086 - TILE (Medieval - 1066 AD to 1539 AD)
• FBD19638 - ANIMAL REMAINS (12th Century - 1100 AD to 1199 AD)
• FBD12993 - HUMAN REMAINS (12th Century to 13th Century - 1100 AD to 1299 AD)
• FBD19924 - SHERD (12th Century to 14th Century - 1100 AD to 1399 AD)
• FBD3679 - OVEN (12th Century to 16th Century - 1131 AD to 1540 AD)
• FBD3678 - PIN (12th Century to 16th Century - 1131 AD to 1540 AD)
• FBD19634 - SHERD (12th Century to 16th Century - 1150 AD? to 1599 AD?)
• FBD19927 - JETTON (14th Century to 18th Century - 1350 AD? to 1750 AD?)
• FBD19639 - ANIMAL REMAINS (Post Medieval to Modern - 1540 AD to 2050 AD)
• FBD13878 - HANDLE (Post Medieval - 1540 AD to 1900 AD)
• FBD11429 - SHERD (Post Medieval - 1540 AD to 1900 AD)
• FBD6235 - SHERD (Post Medieval - 1540 AD to 1900 AD)
• FBD8088 - TILE (Post Medieval - 1540 AD to 1900 AD)
• FBD14583 - CLAY PIPE (SMOKING) (17th Century to 19th Century - 1600 AD to 1899 AD)
• FBD11427 - CLAY PIPE (SMOKING) (18th Century - 1700 AD to 1720 AD)
• FBD19635 - SHERD (19th Century to 20th Century - 1800 AD to 1999 AD)
• FBD19641 - ROOF TILE (Modern - 1901 AD to 2050 AD)
• FBD19670 - ROOF TILE (Modern - 1901 AD to 2050 AD)

Associated Events

• EBD1035 - Saracen's Head, High Street South, Dunstable; Geophysical Survey Report (Ref: J3079)
• EBD187 - Land adjacent to Montpelier House, High Street South, Dunstable; an archaeological evaluation (Ref: 418)
• EBD235 - Priory Gardens, High Street South, Dunstable, TL021218 additional lighting scheme 2006.
• EBD844 - Excavations around Dunstable Priory, 1948
• EBD845 - Excavations at 2 Priory Road
• EBD852 - Excavations at The Saracens Head Hotel, High Street South, Dunstable
• EBD853 - Priory Gardens 1986, Excavations
• EBD854 - Excavations for the Priory Interpretation Boards 1994
• EBD855 - Priory Church Lighting Scheme 2003
• EBD856 - Archaeological Recording Work carried out to the South of the Priory Church of St Peter
• EBD954 - Priory House, 33 High Street South, Dunstable (Ref: 676)
• EBD734 - A Roman Ditch in Dunstable Priory Meadow
• EBD1127 - Priory Gardens 1988
• EBD1228 - Archaeological Evaluation: Land to the rear of 59 High Street South (Ref: KDK: 043/DHS/2.2)
• EBD1251 - Dunstable Priory (Ref: WB198)
• EBD1252 - Dunstable Priory (Ref: WB230)
• EBD724 - The 1992 Excavation at Priory Middle School
• EBD1031 - Land Rear of the Saracen's Head, 45 High Street South, Dunstable: An Archaeological Evaluation (Ref: 4098)
• EBD1787 - Land at 37-39 High Street South, Dunstable; Archaeological Monitoring. (Ref: R13582)
• EBD1925 - Resistivity Survey at the Priory Church, Dunstable by the Manshead Archaeological Society
• EBD1926 - Church Walk, Dunstable; Archaeological Observation, Investigation, Recording, Analysis and Publication (Ref: 2020/40)
• EBD2326 - Dunstable Priory, Dunstable; Report on Geophysical Survey (Ref: 1-2022)
• EBD2443 - Archaeological Observation and Recording; 2 Priory Road, Dunstable
• EBD2462 - Priory Academy, Dunstable; Archaeological Observation, Recording, Analysis and Publication (Ref: 2023/63)
• EBD728 - Priory Middle School Excavation 1993
• EBD729 - Priory Middle School 1994
• EBD730 - Priory Middle School 1995
• EBD732 - Excavations at Priory Middle School, July - September 2003
• EBD733 - Priory Middle School 1996
• EBD2676 - Priory Gardens, Dunstable; An Analytical Earthwork Survey (Ref: 11-2022)

Sources and Further Reading

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