Heritage Statement Application for full planning permission and listed building consent for the conversion of north east end of redundant main barn at Manor Farm, Carr Lane, Great Moulton, Norfolk NR15 2JZ South Norfolk Planning Application Reference: 2016/1685 & 2016/1686

Prepared by contura on behalf of Mrs S Brock 27/09/2016

contura heritage consultancy W www.contura-fc.co.uk HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

1. The Proposal “In determining applications, local planning authorities should require an applicant to describe the significance of any 1.1 This application relates to a site on Carr Lane at Great heritage assets affected, including any contribution made by Moulton, located to the southwest of the historic village of Long their setting. The level of detail should be proportionate to the Stratton, ca. 12 miles south of Norwich. The Heritage Asset1 The assets’ importance and no more than is sufficient to Manor House is a Grade II listed building of architectural and understand the potential impact of the proposal on their historic interest, a lobby-entry farmhouse dating to the 17th significance”. century with a substantial group of curtilage listed historic farm buildings to its northwest. 1.5 This assessment is in direct response to the 1.2 The application site lies adjacent to the northwest of the request for a Heritage The Manor House. Historically, the building was the farmhouse Statement by the Norfolk to an extensive farm. The Manor House is now in separate Historic Environment Service ownership and its modern curtilage is separated from the in order to gain a better application site and other historic farm buildings (some understanding of the assets converted to a residential use) by a tall timber fence. and their historic setting as 1.3 The proposal seeks full planning permission and listed well as to fully demonstrate building consent for the residential conversion of the northeast the potential impact of the end of the large main barn (South Norfolk District Council proposal on both the planning application references: 2016/1685 & 2016/1686). significance and the setting of the group of designated 1.4 The National Planning Policy Framework 2012 (NPPF) heritage assets. requires that a Heritage Statement is prepared in the context of development affecting heritage: Figure 1 Crow-step west gable of main barn.

1 Heritage Assets are defined in Annex 2 of the NPPF as: a building, decisions, because of its heritage interest. They include designated monument, site, place, area or landscape positively identified as heritage assets (as defined in the NPPF) and assets identified by the having a degree of significance meriting consideration in planning local planning authority during the process of decision-making or through the plan-making process. 2 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

1.6 The current proposal pays careful regard to the significance distinctiveness; opportunities to draw on the contribution made of the main barn and the setting of the heritage asset The by the historic environment to the character of a place”. Manor House in terms of the layout, design, siting, scale, and 2.1.3 NPPF 12.137 also sets out that “Local planning authorities materials (see below for the detailed assessment). It is should look for opportunities for new development within considered that the proposal will not adversely affect the Conservation Areas and World Heritage Sites and within the setting of the Grade Il listed heritage asset and its associated setting of heritage assets to enhance or better reveal their curtilage listed historic farm buildings according to national significance. Proposals that preserve those elements of the and local policies (please see below). setting that make a positive contribution to or better reveal the 2. Planning background and relevant policies significance of the asset should be treated favourably”.

2.1 National policies and guidance 2.1.4 The NPPF makes it clear that the setting of a heritage asset is the surroundings in which a heritage asset is experienced. Its 2.1.1 Section 66.1 of The Planning (Listed Buildings and extent is not fixed and may change as the asset and its Conservation Areas) Act 1990 states “In considering whether to surroundings evolve. grant planning permission for development which affects a listed building or its setting, the local planning authority or, as 2.1.5 Other relevant documents are Historic England’s Good the case may be, the Secretary of State shall have special Practice Advice in Planning 2 - Managing Significance in regard to the desirability of preserving the building or its setting Decision-Taking in the Historic Environment July 2016 and Good or any features of special architectural or historic interest which Practice Advice in Planning 3 – The Setting of Heritage Assets it possesses.” July 2015. The latter guidance sets out a stepped approach:

2.1.2 NPPF 12.126 states that “the desirability of sustaining and  Step 1: Which heritage assets and their settings are enhancing the significance of heritage assets and putting affected. them to viable uses consistent with their conservation, take into  Step 2: Assess whether, how and to what degree these account the wider social, cultural, economic and settings make a contribution to the significance of the environmental benefits that conservation of the historic heritage asset. environment can bring; the desirability of new development  Step 3: Assess the effects of the proposed development, making a positive contribution to local character and whether beneficial or harmful, on that significance.

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

 Step 4: Explore the way to maximise enhancement and outward appearance of the standing building(s) and the curtilage avoid or minimise harm. of the site are suitable for the proposed use without the need for  Step 5: Make and document the decision and monitor future major extensions, new outbuildings and change of use of outcomes. agricultural land that would harm the character and appearance of the building, setting and Countryside. The below assessment uses the first 4 steps of the 2.2.3 Policy DM 3.8 Design Principles applying to all recommended steps in making an assessment of the impact of development: 4 (b) The development is created with high the development on the heritage asset. standards of design, building materials, finishes and 2.2 Relevant Local Policies landscaping reflecting the use of distinctive local building traditions, materials and heritage assets where relevant; or 2.2.1 Relevant development management policies can be innovative contemporary design solutions reflecting local found in the South Norfolk District Council’s Local Plan. context and reinforcing or creating local distinctiveness. Particularly relevant in relation to heritage assets and their setting are the following: 2.2.4 Policy DM 4.10 Heritage Assets Change of use, alterations and extensions affecting the 2.2.2 Policy DM 2.10 Conversion and re-use of buildings in the significance of a designated heritage asset, including its Countryside for non-agricultural use: Reasoned justification setting, must have regard to and positively respond to, that 2.56 The creation of additional isolated dwellings in the Countryside significance. Proposals must sustain, and where possible is generally regarded as unsustainable; however, conversion for enhance and better reveal the significance of the asset and residential uses will be supported where there is a compelling case make a positive contribution to local distinctiveness. to allow this in order to protect an important traditional building. Proposals must show how the significance of the heritage 2.57 Buildings suitable for conversion should generally be in keeping asset has been assessed and taken into account by with rural character in terms of scale, siting and appearance and reference to the Historic Environment Record. be of permanent and substantial construction.

2.58 It is accepted that a building may require significant re- construction to achieve the necessary standards for the new use. However, in all cases the granting of planning permission will be dependent on demonstrating that the external dimensions and 4 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

3 Identifying the heritage assets affected and their moulded chamfer and carved stops. Later brick wing on north- settings west end.”

3.1 The site was visited on 10th September 2016 and walked 3.2.2 The entry in the Norfolk Historic Environment Record does over with views into and from the site from all directions. not add anything to the above (see below 8.2.2).

3.2 Both the National Heritage List for England and the Norfolk 3.3 This report will focus on the setting and significance of the Historic Environment Record have been consulted and The curtilage listed main barn. Manor House has been identified as being the heritage asset 3.3.1 The group of historic farm buildings which still exist within immediately adjacent to the development site. This is a Grade the curtilage of the main house include the main barn and II listed building being of special architectural and/or historic stables (subject to the proposal to partly convert to a interest. There are several curtilage2 listed historic farm residential use), a former cowhouse (converted), a dairy and buildings including the main barn which are not described in a granary. There is also evidence of several ancillary earth the list description, but are offered the same protection as the block buildings within the curtilage. formally listed asset. 3.3.2 The setting of the assets is very much the immediate 3.2.1 The list description - which is a means of identification – of curtilage with views opening up to the north and northeast. the main listed asset records: The wider setting is formed by the surrounding farmland “C17 timber frame house, plastered. Steep black glazed and the residential properties along Carr Lane. pantile roof with gabled ends. Central brick chimney stack. 3.3.3 The historic setting appears almost identical with the Two storeys and attic (attic windows in end gables). Three group of farm buildings, growing in number and being bays. Late C19 three-light sashes. Late C19 gabled two-storey extended over time (see below maps 1 – 5). porch at centre with pilastered doorcase with cornice on 3.2.6 Historically, the large pond to the east of the main barn carved console brackets. Interiors ceiling beam with ovolo appears in different shapes on the earlier maps, but no other

2 There are three criteria which need to be fulfilled for a building to of listing and to have been in the same ownership at the time of be curtilage listed: the building must pre-date 1948, it must have listing (in this case 1981). served an ancillary function to the main listed building at the time 5 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315) ditches or moats are shown (Enclosure and Tithe Maps 1 & 2). The later OS maps also show the drains/ditches to the north and a small pond to the west of Carr Lane at the top of the field adjoining the main barn to the north (see OS maps 3, 4 & 5 below). 2 Assessing whether, how and to what degree the settings make a contribution to the significance of the heritage asset

2.1 The assets physical surroundings

2.1.1 The parish of Great Moulton is located in South Norfolk District, directly southwest of Long Stratton and southeast of Attleborough, some ten miles south of Norwich.

2.1.2 Great Moulton is a small parish is in the south of the county; it lies east of Aslacton and west of Wacton. The village was probably settled during the Saxon period as suggested by Figure 2 Grouping of farm buildings at Manor Farm looking east. the parish name which derives from Old English and probably tributary rivers cutting through the glacial till. The farmland is means 'Mula's village' or 'place where mules are kept'. The peaceful and tamed with scattered small farm woodlands earliest mention of the village in historical documents is in the creating a quiet rural landscape. year 1035 and it is recorded in the Domesday Book of 1086 as having a church and a mill. 2.1.4 There is a mixed architectural character comprising of modern bungalow development and traditional vernacular 2.1.3 Great Moulton lies in the Tas Tributary Farmland, an area architecture with gable ends (predominantly stepped) and of rolling clay farmland as identified in the South Norfolk other vernacular influences such as brick and flint and isolated Landscape Character Assessment. The landform is shelving churches. and gently undulating, created by small tributary valleys, with

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

2.1.5 In 1870-72, John Marius Wilson's Imperial Gazetteer of contains also the hamlet of Little Moulton, and comprises 1,347 England and Wales described Moulton St Michael as below: acres. Real property, £3,485; of which £600 are on the railway. Pop., 442. Houses, 103. The manor belongs to T. and E. Betts, MOULTON (GREAT), or MOULTON-ST. MICHAEL, a village and a Esqs. The living is a rectory in the diocese of Norwich. Value, parish in Depwade district, Norfolk. The village stands adjacent £440. * Patron, W. L. W. Chute, Esq. The church has a round to the Great Eastern railway, midway between Tivetshall and tower, surmounted by an octagonal lantern. There are a Forncett r. stations, and 7 miles NW of Harleston; and has a post national school and charities £21. office, of the name of Moulton, under Long Stratton. The parish

Figure 3 Existing large pond to the northeast of the main barn and Figure 4 The walls of the ruinous buildings appear to line the pond; the remaining walls of ruinous building. brickwork is of the same period as the main barn and the attached dairy building (late 17th/early 18th century). 7 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

2.2 The “Medieval Moat”

2.2.1 The brief for the Heritage Statement by the Historic Environment Service suggests that the ponds surrounding the buildings could indicate that the farm complex had been built on the site of an earlier, medieval moated manor site.

2.2.2 The Parish summary in the Norfolk Historic Environment Record mentions three “medieval” moats, but the individual entries (NHER Nos. 10081, 24039 and 10073) do not support or substantiate this theory (due to a lack of site evidence).

Figure 6 Great Moulton Enclosure Map from 1824: There are several moats or drains shown surrounding other buildings and farms. The Manor House farm complex is shown only with a large pond in this instance. 2.2.3 No evidence for the above interpretation could be found on site at Manor Farm neither; there was no above ground evidence of medieval buildings or other structures. The Figure 5 This Historic England map shows the many drains as they desktop documentary research also produced no results. exist in the immediate proximity of Manor Farm today.

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

2.2.4 However, the historic map and other desktop research showed that these moats or drains appear to be a particular local feature, and there are two farms in close proximity which show more convincing moats around the main farm buildings (see fig. 6: 1824 Great Moulton Enclosure Map sites within the yellow circles). The modern map as shown on the Historic England’s The List website also shows these “moats” as drains (fig. 5).

2.2.5 There is a small pond to the immediate east of the barn; this does not feature on any historic maps and is not considered a historic feature. 3. The main barn as heritage asset Figure 7 View of barn from Carr Lane (west). 3.1 The main barn is a combination barn with lofted stables and a crow step gabled porch. The threshing barn has 5.5 bays with a porch to the north. There appear to have originally been two stables with a lay loft, with a third one separated off at a later date: a stable door was added later below an existing hayloft access door (see fig. 8).

3.2 The barn is a red brick building with a red clay pantile roof and crow step gables at either end. The brick appears to be laid consistently in Flemish bond. Other buildings on site display the same brick and bond.

3.3 The building is of one building phase, probably very close to the late 17th or early 18th century building date of the main house. Figure 8 Stables and threshing floor doors (south-east elevation). 9 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

3.4 The barn has not been heightened (as suggested in the HES brief): the line which can be noticed in the north-west elevation is a raked out joint which held a long metal strap as shown in fig. 11 (possibly related to the large lean-to buildings which were attached to the barn in the second half of the 20th century (no longer extant, see map 5).

3.5 The roof is a simple queen strut clasped purlin roof. However, the dating of this feature is difficult as some of the historic roof components had to be renewed due to rot; all rafters including the principal rafters as well as the windbraces have been removed. It does appear, however, that this could have been the original roof with a late 17th century date and the principal rafters have unfortunately been removed.

3.6 The fine crow step brick gable facing the road would have th been built for display to be seen alongside the house front. The Figure 9 Ventilation slits in the Figure 10 Late 17 century with spearhead strap hinges on lower th threshing barn. crow step gable is a detail which was popular in 17 century door. brickwork, especially in East Anglia: other dated late 17th Internal examples in Norfolk include Beech Farm at Thurton, 1698 and 3.9 The threshing barn has in the 20th century been adjusted for Manor Farm, Kirby Bedon, 1693. modern grain storage and two silos were fitted into the main 3.7 Four bays of the threshing barn have ventilation slits on the space (now removed). It has a modern raised concrete floor north elevation. These ventilation slits in large brick barns can with undertunneling from the silos. be found from medieval times and are not necessarily an 18th 3.10 The stables have compacted earth floors - with possibly century feature. some lime mixed into the floor) – the modern concrete floors 3.8 The barn had been extended with lean-tos to the north in which lay above this have been removed. The ceiling (hayloft the 20th century, but these are no longer extant.

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

Figure 11 Estate agent details (1980s?) showing metal long strap at eaves level on the main barn and the cow shed with its original wide doors.

floor) has herringbone joist struts. 3.12 Significance There are a few fixtures (wooden The significance of the barn is considered high as it survives brackets to hang tack) remaining. relatively unaltered and appears to be one of the oldest and is definitely the largest surviving building of the historic Manor 3.11 The hayloft has the same queen Farm complex. strut roof construction as the main barn; however, this appears to date 3.13 Experience of the asset to the 19th century (all rafters are The buildings are still experienced as a historic group of farm new), only the collars and some buildings; whilst there has been some subdivision and the purlins appear original. These addition of enclosures within the curtilage, the buildings form a original members will all be retained. strong group and are experienced as such. Views of all the Figure 12 19th C softwood Queen Strut buildings in the group are available from within the immediate roof in hayloft with original collars and curtilage. limewashed brickwork. 11 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

4 Assessing the effect of the proposed development New materials will match the existing and repairs to the historic fabric will be carried out on a like-for-like basis. The roof 4.1 The design proposals show a careful and sympathetic structures will also be retained; however, insulation and renovation of the sensitive agricultural building with minimal breathable membranes will be added to improve the thermal changes to its historic fabric and character. The proposal aims performance of the buildings. Rainwater goods will be matt to preserve and enhance the original fabric and layout of this black powder coated aluminium. Domestic references will be building, but seeks to offer modern living accommodation. kept at a minimum. 4.2 The building is conserved in its original form with the 4.5 Layout retention and reuse of the existing layout and existing openings. Additional light is supplied with two rooflights on the The proposal utilises the existing footprint; no additional southeast elevation. The two new openings – a glazed door floorspace is proposed in the conversions. Internally, the on the northwest elevation and a first floor window - are original layout is respected with the existing structures being discreetly placed whilst maintaining the well balanced nature conserved to a maximum extent. A partial first floor will be of the existing openings. introduced in the threshing barn to allow for an additional bedroom; however, this will be galleried in order to maintain 4.3 Scale the open barn character. The scale of the proposal is within the given parameters of the Modern services will be introduced to accommodate a existing buildings and site layout; the proposal utilises only kitchen with a small utility room as well as a bathroom on the existing floorspace. first floor. 4.4 Appearance and Materials 4.6 Structural survey The appearance of the proposal will be that of a small historic The structural condition of the barn is very good. Some farmstead. This will be achieved by respecting the existing structural work is likely to be necessary to secure the conversion fabric and openings to a maximum extent as well as retaining of the barns to a residential use. The overall condition of the the existing scale and materials. building, however, does not require any substantial rebuilding Materials will replicate and reuse the historic precedent such and the integrity of the historic structure will be retained. See as the clay pantiles and lime pointing. Door and window joinery will be timber. 12 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315) also separate report by the structural engineer (Brian J. Jones, historic farm buildings is an important early survival and are a June 2016). good example of the reuse, development and conversion of farm buildings over the centuries. 5 Maximising enhancement and minimising harm 6.3 This proposal provides a sensitive and viable conversion 5.1 In order to minimise harm and maximise enhancement, the which will secure the buildings future upkeep and a positive following recommendations have been included: use. 5.1.1 Any domestic references - such as electric meters and 6.4 It is considered that the proposed development does not bins - should be kept to a minimum or could be hidden. result in harm to the significance or the setting of the Grade II 5.1.2 The existing simple landscaping around the building listed Manor House, the main barn and other curtilage listed should be maintained and enhanced by the scheme. farm buildings in terms of the NPPF. 6.5 The proposal therefore complies with NPPF 12.126 as well as Policies DM 2.10, 3.8 and 4.10 of the South Norfolk Local Plan 2015.

Figure 13 & 14 Original fittings on main barn which will be retained and reused or displayed internally. 6 Conclusion

6.1 This report establishes that the main barn at Manor House Farm is an important historic building of one building phase and dates to the late 17th or early 18th century.

6.2 It is significant as a Heritage Asset: Whilst only curtilage listed, this group of

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

7. Appendices 7.1 Historic Maps

Map 1: Great Moulton 1824 Enclosure Map © Norfolk County Council

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

Map 2: Tithe Map before 1840 © Norfolk County Council

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

Map 3: OS 1905 © www.old-maps.co.uk

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

Map 4: OS 1928 © www.old-maps.co.uk

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

Map 5: OS 1976 – 1981 © www.old-maps.co.uk

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

Figure 15 Sale particulars 1922.

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HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

7.2 Records

7.2.1 Historic England: The List of Heritage Assets three-light sashes. Late C19 gabled two-storey porch at centre with pilastered doorcase with cornice on carved console brackets. THE MANOR HOUSE Interiors ceiling beam with ovolo moulded chamfer and carved List Entry Summary stops. Later brick wing on north-west end. This building is listed under the Planning (Listed Buildings and Listing NGR: TM1634590756 Conservation Areas) Act 1990 as amended for its special National Grid Reference: TM 16345 90756 architectural or historic interest. Name: THE MANOR HOUSE 7.2.2 Norfolk Historic Environment Record Details List entry Number: 1153060 Location NHER Number: 45873 THE MANOR HOUSE, ASLACTON ROAD Type of record: Building The building may lie within the boundary of more than one Name: The Manor House, Aslacton Road authority. Summary County: Norfolk A 17th century timber frame plastered two storey house. There is a District: South Norfolk later brick wing on the northwest end. District Type: District Authority Location Parish: Great Moulton Grid Reference: TM 16345 90756 National Park: Not applicable to this List entry. Map Sheet: TM19SE Grade: II Parish: GREAT MOULTON, SOUTH NORFOLK, NORFOLK Date first listed: 26-Jun-1981 UID: 225451 Full description List entry Description 17th century timber frame house, plastered. Steep black Details glazed pantile roof with gabled ends. Central brick chimneystack. 1. 5321 GREAT MOULTON ASLACTON ROAD The Manor House TM 19 Two storeys and attic (attic windows in end gables). Three bays. Late SE 8/831 19th century three-light sashes. Late II 19th century gabled two-storey porch at centre with pilastered 2. C17 timber frame house, plastered. Steep black glazed pantile doorcase with cornice on carved console brackets. Interiors ceiling roof with gabled ends. Central brick chimney stack. Two storeys beam with ovolo moulded chamfer and carved stops. Later brick and attic (attic windows in end gables). Three bays. Late C19 wing on northwest end.

M. Dennis (NLA), 20 September 2006. 20 | www.contura-fc.co.uk

HERITAGE STATEMENT CONVERSION OF STABLES AT MANOR BARN FARM, CARR LANE, GREAT MOULTON (ENF141315)

7.3 References

The following sources have been consulted:

 South Norfolk District Council Local Plan 2015  South Norfolk Landscape Character Assessment 2001.  Pevsner, N. and Wilson, B., The Buildings of England. Norfolk 2: North-West and South, 2nd ed. 1999.  National Planning Policy Framework 2012 (NPPF)  Norfolk Heritage and Environment Record (NHER)  http://www.old-maps.co.uk/index.html  http://www.historicengland.org.uk/listing/the-list  http://www.heritagegateway.org.uk/gateway/  http://archive.historicengland.org.uk/  https://historicengland.org.uk/images- books/publications/national-farm-building-types/  Wade Martins, S., Historic Farm Buildings, London 1991.  Hughes, G., Barns in Rural Britain, London 1985.

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