210213 Planning Statement (Inc D+A and HIA)

15/02/2021

DESIGN AND ACCESS STATEMENT AND HERITAGE IMPACT ASSESSMENT FOR PROPOSALS @

BRIAR COTTAGE, SLOUGH LANE, HORRINGER IP29 5PL

CONVERSION OF DETACHED GARAGE TO (i) PROVIDE GRANNY ANNEXE AND (ii) REPLACE EXISTING SHED WITH GARDEN OFFICE

1.0 Introduction

The purpose of this design and access statement document is to demonstrate the ideas behind the proposals for at Briar Cottage, Slough Lane, Horringer (the application site). The proposals are for the conversion of an existing domestic garage to provide a granny annexe, and replacement of a garden shed with a new garden office (the application scheme).

The proposals have been developed with due regard to National Planning Policy Framework and Local Planning policy. This document should be read in conjunction with the accompanying drawings and reports submitted with this Householder Planning Application.

2.0 The Application Site and building

• The site area is approximately 1560sqm and comprises 1No two-storey family dwelling and associated outbuildings (a garage and a shed) set within a domestic garden. • Briar Cottage is Grade II listed (see appendix A for listing description). • The outbuildings that are the subject of this Householder Planning Application are within the defined curtilage of Briar Cottage. They do not pre-date 1948, however, and are therefore not considered to be part of the listed building, although the impact of the proposals on the Listed Building, and other nearby heritage assets has been assessed (see section 5 below). • The site is surrounded by arable fields to the west and north, a copse of trees to the east, and parkland (generally grazed by sheep) to the south.

company number 5805554 VAT number 386 570417 RIBA Chartered Practice Number 2132642P John Stebbing DipArch Hons RIBA Sarah-Jane Stebbing BSc Hons BArch RIBA AAdipCon Tom Stebbing BSc Hons BArch Dist RIB

• The parkland to the south is Grade II* listed (see appendix B for listing description) as part of the landscaped grounds surrounding Ickworth House (itself Grade I listed). • The site lies outside the settlement boundary and is considered ‘Countryside’ as shown by the St Edmundsbury Local Plan Policies Map 2015. Furthemore, the same map designates this particular area of countryside as a ‘Special Landscape Area’ and the adjacent parkland as a ‘County Wildlife Site’.

3.0 Relevant Planning History

• SE/00/1099/P – Planning Application – Erection of car port/utility with study over and porch link to main house – GRANTED 07.03.2000 • SE/00/1100/LB – Listed Building Application – (i) Erection of car port/utility with study over and porch link to main house; (ii) infilling between timber studs with glass to two existing porches and repositioning of doors and (iii) demolition of garage – GRANTED 07.03.2000 • SE/02/3992/P – Planning Application – Erection of car port/garage/store (following demolition of existing garage/garden store during recent gales) – GRANTED 11.02.2003 • SE/05/02696 – Listed Building Application – Extend lobby with lead flat roof; remove part of gable window and add new timber window on north elevation; Remove doors and add timber boarding on east elevation; internal alterations including reposition of posts and new beam in garden room and formation of new wardrobe – GRANTED 09.01.2006 • SE/05/02697 – Planning Application – Extension of lobby – GRANTED 09.01.2006

4.0 Design and Access Statement

4.1 Use

State what the proposed new buildings and spaces will be used for and explain why.

• The application site 1No two-storey family dwelling and associated outbuildings (a garage and a shed) set within a domestic garden. o The existing domestic garage is used for storage, ancillary to the main dwelling. o The existing garden shed is used for storage, ancillary to the main dwelling. • The proposed granny annexe will be used as additional living accommodation, ancillary to the main dwelling • The proposed garden office will be used as an additional home working space, ancillary to the main dwelling.

4.2 Amount

State how many buildings you are proposing and amount of floor space. Explain and justify the amount of development proposed and how this will be distributed across the site.

• The proposals affect two existing outbuildings.

• The area of the existing garage is 33.2sqm (GIFA), and following conversion the proposed granny annexe will be 31.8sqm (GIFA), comprising an open plan kitchen/living/sleeping area: o 12.0sqm living area o 7.9sqm sleeping area o 4.2sqm kitchenette o 6.6sqm bathroom/utility (accessed off the sleeping area) • The existing garden shed is 10.2sqm (GIFA), and the proposed garden office will be 8.3sqm (GIFA).

4.3 Layout

State how the new buildings and spaces will be arranged, what the relationships between new buildings and spaces and existing buildings and spaces will be, both private and public and both within the site and surrounding area. Justify the layout proposed.

• The position of the existing garage will remain as existing, directly opposite the front door entrance of Briar Cottage, 12m away across the existing gravelled driveway. • Following conversion the proposed granny annexe will be arranged in a logical way, with a main set of glazed entrance doors facing Briar Cottage leading to the living area, with kitchenette off to one side also facing into the driveway. Although it is open plan to the living area the sleeping area has been located behind a partition to provide a degree of privacy, and the bathroom is accessed from the sleeping area. • Due to its close proximity to Briar Cottage (12m) and intimate relationship with the main house (main entrance and glazing facing directly into the driveway) it is considered that the proposed granny annexe’s location will comply with the requirements of paragraphs (d) and (f) of West Suffolk JDMP Policy DM24. • The proposed garden office will be sited in the same position of the existing shed (to be removed). • Both the proposed granny annexe and garden office will be sited as per the existing situation and will not adversely impact on the character and setting of Briar Cottage (grade II listed). Furthermore, due to the existing site layout being retained, is it considered that the proposal will not adversely impact on the character and setting of the parkland around Ickworth House (grade II* listed), or affect the Special Landscape Area and adjacent County Wildlife Site.

4.4 Scale

State how big the new buildings and spaces will be (height, width and length in metres), if outline this can be the upper limits. Justify the proposed scale(s).

o 4.2sqm kitchenette o 6.6sqm bathroom/utility (accessed off the sleeping area) • Due to the modest amount of self-contained accommodation it is considered that the proposed granny annexe’s location will comply with the requirements of paragraph (e) of West Suffolk JDMP Policy DM24. • The existing garden shed is 10.2sqm (GIFA), and the proposed garden office will be 8.3sqm (GIFA), with covered veranda measuring 2m deep. • Both the scale of proposed granny annexe and garden office will be as per the existing situation and will not adversely impact on the character and setting of Briar Cottage (grade II listed). Furthermore, due to the existing site layout being retained, is it considered that the proposal will not adversely impact on the character and setting of the parkland around Ickworth House (grade II* listed), or affect the Special Landscape Area and adjacent County Wildlife Site.

4.5 Appearance

State what the new buildings and spaces will look like. Explain and justify the appearance of the proposed development and how it will relate to its surroundings. Information on materials, sense of place, lighting and design should be included.

• The external work required to convert the existing garage will be relatively modest and will respect the existing character, utilising the existing openings, leaving the oak frame exposed, retaining the plaintile roof and black stained featheredge timber cladding. o To make the proposed bathroom space more useable the existing lean-to roof will be raised and incorporated into the main roof, and to provide views to the north landscape windows will be introduced into the rear elevation. o Work to patch and make good will be carried out in materials to match existing, and all new windows and doors will be timber framed. • The existing garden shed is unremarkable and cosmetically tired in its appearance. It has been judged unsuitable for conversion and so a purpose made pre-fabricated garden office is proposed in its place. The applicant has chosen the ‘Affinity’ from a local company called Smart Offices Ltd based in Thurston, and it will be a high quality modern, simple box clad with timber, with a covered veranda around its outside edge. • The building that has the closest relationship with Briar Cottage (grade II listed) is the existing garage, which following the proposed conversion will retain a similar appearance and will, therefore, not adversely impact on its character and setting. The proposed garden office is clearly of a more modern appearance, but it is considered that its position and size (very similar to the existing garden shed) will not result in an unacceptable impact. Neither building will be visible from the adjacent parkland (grade II* listed) and so their appearance will not adversely impact on its character and setting.

4.6 Landscaping

Describe how the development will be landscaped (hard and soft) for all open spaces, both private and public in your proposal and how the landscaping will be managed

• The landscaping is to remain as existing.

4.7 Access a)

State how the site relates to the surrounding road layout and public transport as well as any footpaths, cycle ways or other transport connections in the area.

• The application site is accessed by an existing track known as Slough Lane. This is the sole route by car, cycle or foot, and will remain unaffected by the proposals. • Although the proposed conversion of the garage will remove the 2x existing parking spaces the existing driveway is still adequate for the purposes of parking 3x vehicles as required for a 4+ bedroom dwelling by the Suffolk Guidance for Parking document 2019. • The proposed conversion of the garage will also remove the 2x existing cycle spaces, but a cycle locker will be accommodated to the rear of the existing garage as shown.

4.8 Access b)

State how your proposal has considered all potential users regardless of age, disability, ethnicity or social grouping.

• The proposals will not discriminate against any users regardless of age, disability, ethnicity or social grouping. 5.0 Heritage Impact Assessment

5.1 Introduction

This Heritage Impact Assessment (HIA) relates to the proposals as outlined above in the design and access statement for works at Briar Cottage, Slough Lane, Horringer.

• Briar Cottage is Grade II listed (see appendix A for listing description). • The outbuildings that are the subject of this Householder Planning Application are within the defined curtilage of Briar Cottage. They do not pre-date 1948, however, and are therefore not considered to be part of the listed building, although the impact of the proposals on the Listed Building, and other nearby heritage assets has been assessed in this section. • The site is surrounded by arable fields to the west and north, a copse of trees to the east, and parkland (generally grazed by sheep) to the south. • The parkland to the south is Grade II* listed (see appendix B for listing description) as part of the landscaped grounds surrounding Ickworth House (itself Grade I listed).

5.2 Policy Context

Following early identification of the nearby heritage assets and an understanding of their character and setting, the proposals have been developed giving due regard to local planning policies (specifically St Edmundsbury Core Strategy Policy CS3 and West Suffolk JDMP Policy DM15) and to the National Planning Policy Framework 2019, with particular reference to paragraph 189 to 202.

This HIA has been prepared as per the guidance provided in:

• Historic England Good Practice Advice Note 1 - The Historic Environment in Local Plans. March 2015 • Historic England Good Practice Advice Note 2 - Managing Significance in Decision -Taking in the Historic Environment. March 2015 • Historic England Good Practice Advice Note 3 - The Setting of Heritage Assets. March 2015 • Historic England Advice note 12 - Statements of Heritage Significance, October 2019 • English Heritage, Conservation Principles Policies and Guidance, 2008 • ICOMOS principles for assessing impact on heritage assets.

5.3 Application drawings

This HIA should be read in conjunction with JSA drawings 2307_01, 02B, and 03A, which describe the existing building and the proposals in full.

5.4 Heritage Context / building appraisal

Briar Cottage was listed Grade II on 25.08.1983. The List Entry (see Appendix A) reads:

Cottage, formerly Gate Lodge known as Fornham Entrance Lodge. c.1840. 1 ½ storeys, attics. Rendered walls. Thatched multigabled roofs with overhanging quatrefoil-carved bargeboards and pendant finials. Chimney of gault brick with 4 square flues having chevron and fluted ornament. Thatched gabled oriel windows with mullions and transomes; first floor 2-light casements with hood- moulds. Rear entrance door, battened and boarded, with open hipped thatched 1- storey porch on timber posts.

From the title register information (see Appendix C) it is clear that the building had a historic association with Ickworth House and was only sold off from the main estate in November 1969. This association, the listing description, and the style and position of the building all suggest that Briar Cottage was formerly an entrance lodge serving the Ickworth estate to the south.

There is, however, no clear evidence of the ‘gate’ on the application site itself (i.e there are no posts or obvious changes in the fenceline), and it has not been possible to obtain any historic maps that show an entrance gate in this location. As shown by historic OS mapping (1884, 1905, and 1947 – see below) Slough Lane once spurred off into a track that crossed the parkland further to the east from the application site, heading towards Elizabeth Grove. This spur may have been the location of

the gate that was served by the lodge, although again no evidence exists and there is no clear access or relationship to the parkland, other than its immediate proximity to its northern boundary. No mention of a historic northern entrance or lodge is made in the comprehensive listing description for the parkland (Grade II*).

1816 Ordnance Survey (application site shown in red)

1884 Ordnance Survey (application site shown in red)

1905 Ordnance Survey (application site shown in red)

1947 Ordnance Survey (application site shown in red)

The estate parkland that the lodge once served was listed Grade II* in 1984, and this designation covers all the land to the south of the application site. The structure of the parkland is described by ICKWORTH HOUSE, Chevington - 1000186 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1000186

Map

the comprehensive listing description, with the following edited to make specific reference to the character of the Northeast corner, nearest the application site:

Ickworth has a large, well treed park containing mainly oak, beech and thorn, which can be described in three sections. The north-east quarter, known as Horringer Park, is well endowed with mature park trees both in clumps and scattered as individuals. It contains at its centre the remains of a feature known as The Grove, a clump of trees from which a whole series of contrived views to distant buildings were constructed during the mid to late C18. Although The Grove is no longer a distinct feature, some of the views radiating from it can still be seen today. Horringer Park is enclosed by thick plantations which screen the village to the east and the farmland to the north.

Charles Bridgeman (d 1738), Thomas Wright (1711-86) and Lancelot [Capability] Brown have all been associated with Ickworth. The Hervey papers record requesting advice from Bridgeman, and Wright was a regular visitor, although no documentary evidence survives of the works they proposed. Similarly the work carried out under Brown's direction is not accurately documented but his substantial contribution to the landscape is based on reasonable supposition (Debois 1991).

Excerpt from Historic England list entry 1000186 Ickworth House Park and Gardens (application site shown in red)

It should be noted that, whilst the parkland does extend to the southern boundary of the application site, the 2015 discussion paper prepared for the National Trust by Dr Sarah Rutherford suggests it lies outside the original parkland that is thought to have been influenced by Capability Brown. Dr Rutherford prepared a detailed map, outlining various theories and, although the main house is sited on the highest ground and is orientated towards the application site, and there are two specific

© Crown Copyright and database right 2021. All rights reserved. Ordnance Survey Licence number 100024900. © British Crown and SeaZone Solutions Limited 2021. All rights reserved. Licence number 102006.006. Use of this data is subject to TTee rr mmss aa nn dd CC oo nn dd ii tt ii oo nn ss (https://historicengland.org.uk/terms/website-terms-conditions/).

The above map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 11 00 00 00 11 88 66 . . pp dd f f (( (https://mapservices.HistoricEngland.org.uk/printwebservicehle/StatutoryPrint.svc/222/HLE_A4L_Grade|HLE_A3L_Grade.pdf)

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Location

The building or site itself may lie within the boundary of more than one authority.

County: Suffolk

District: West Suffolk (District Authority)

2 of 7 01/03/2021, 14:38

clumps of trees that may have been retained by Brown to frame the view in this direction, it cannot be seen from the application site. Furthermore both the proposed garage conversion and garden office are single storey, and sited on the north of the application site, at least 30m from the Grade II* listed parkland.

Site analysis by Dr Sarah Rutherford, 2015

The listing description of Briar Cottage dates from 1983 and, therefore, does not reference the significant extension built to the west of the original building between 2000 and 2005. The impact of the extension on the pre-existing situation can be appreciated from historic aerial imagery.

1999 Google Earth historical imagery showing site prior to large extension

1999 Google Earth historical imagery showing large extension completed

Drone view of Briar Cottage as existing from the Southwest, 2018 (photo credit: Lacy Scott & Knight) – the arable field can be seen to the North and the copse of trees to the East. The existing garage can just be seen in the corner of the site. As can be seen the original building has been substantially extended to the west with a large 2 storey extension linked via a porch (permitted in 2000, with subsequent alterations in 2005).

Drone view of Briar Cottage as existing from the Northwest, 2018 (photo credit: Lacy Scott & Knight) – the parkland to Ickworth House can be seen to the South.

Briar Cottage from the Southwest as seen from site entrance, 2021

Briar Cottage from the Northeast as seen from existing garage (proposed entrance to granny annexe), 2021

Briar Cottage and existing garage from the West, 2021

The existing garage was constructed after planning permission SE/02/3992/P was granted in 2003, and whilst constructed with an exposed oak frame, clad with black stained timber under a plaintile roof it is clearly a relatively modern construction

Existing garage from the South, 2021

Briar Cottage from the North as seen from the arable field (note existing garage is obscured by existing vegetation), 2021

It is unclear when the existing garden shed was constructed. Nevertheless, it is unremarkable and being set 19m away from the main house (34.5m away from the original listed building), tucked into a corner of the garden 30m from the boundary to the parkland it has little impact on the main heritage assets.

Existing garden shed, 2021

5.5 Assessment of Significance

Using the heritage context/building appraisal together with a visual inspection, the following assessment of significance is proposed. The significance has been determined using the ICOMOS scale and English Heritage Conservation Principles Policies and Guidance criteria, together with Historic England Good Practice Advice Note 2 Managing Significance in Decision - Taking in the Historic Environment. March 2015. It takes into account a range of heritage values including evidential, historic, aesthetic and communal.

The heritage context of the application site has several elements that have been assessed separately:

• The original part of the existing dwelling (Briar Cottage, formerly Fornham Entrance Lodge) has medium evidential value, due to it demonstrating a well preserved example of the prevailing ‘cottage orne’ style for Victorian estate lodges within a parkland setting. • The 2000 extension to the existing dwelling has no evidential value. • The 2003 domestic garage has no evidential value. • The garden shed has no evidential value. • The parkland to Ickworth House generally has high evidential value, although the northern extents closest to the application site has medium evidential value, due to it demonstrating a well preserved example of the periphery edge of an mid-late C18 picturesque parkland landscape design.

• The original part of the existing dwelling (Briar Cottage, formerly Fornham Entrance Lodge) has medium aesthetic value, due to it demonstrating a well preserved example of the prevailing ‘cottage orne’ style for Victorian estate lodges within a parkland setting, albeit it is unlikely to be easily appreciated from the public realm or the nearby parkland. • The 2000 extension to the existing dwelling has no aesthetic value, other than reading as a distinct modern extension to the original building. • The 2003 domestic garage has no aesthetic value. • The garden shed has no aesthetic value. • The parkland to Ickworth House generally has high aesthetic value, due to it demonstrating a well preserved example of the periphery edge of an mid-late C18 picturesque parkland landscape design, , which provides a publicly accessible and legible context to Ickworth House.

• The original part of the existing dwelling (Briar Cottage, formerly Fornham Entrance Lodge) has no communal value, due to it being a private dwelling unlikely to be easily appreciated from the public realm or the parkland itself. • The 2000 extension to the existing dwelling has no communal value. • The 2003 domestic garage has no communal value. • The garden shed has no communal value.

• The parkland to Ickworth House generally has high communal value, due to it demonstrating a well preserved example of the periphery edge of an mid-late C18 picturesque parkland landscape design, which provides a publicly accessible and legible context to Ickworth House.

5.6 Assessment of Proposals

NPPF paragraph 196 states:

“Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.”

With regard to the proposals it should be noted:

• They are very modest in scale and in the case of the garage conversion utilise an existing building, and in the case of the garden office replaces an unremarkable structure at the corner of the site away from the nearby heritage assets. • The character of Briar Cottage (Grade II) has been substantially altered by the previous 2000 extension, which now largely shields the existing garage from view. • The character of the parkland (Grade II*) to the south will be unaffected by the proposals, which lie on the north of the application site and are single storey.

5.7 Impact on Significance

Methodology

This impact assessment analyses the effect that the proposals will have on the nearby heritage assets. The commentary below should be read in conjunction with JSA drawings 2307_01, 02B and 03A. The level of impact to the heritage asset and its setting is assessed in terms of both its adverse and beneficial impact, and these criteria are outlined as:

• Highly Beneficial: The proposed changes considerably enhance the heritage values of the heritage asset, including its overall character, appearance and setting • Moderately Beneficial: The proposed changes enhance to a clearly discernible extent the heritage values of the building, including the overall character, appearance and setting • Minor Beneficial: The proposed changes enhance to a minor extent the heritage values of the building, including its overall character, appearance and setting. • Neutral: The proposed changes will have no impact on the heritage asset

• Minor Adverse: The proposed changes erode to a minor extent the heritage values of the building, including its overall character, appearance and setting • Moderate Adverse: The proposed changes erode to a clearly discernible extent the heritage values of the building, including its overall character, appearance and setting • Highly Adverse: The proposed changes substantially erode the heritage values of the building, including its overall character, appearance and setting.

Impact Assessment

• The significance of Briar Cottage has been defined as: o being a well preserved example of a distinct style of Victorian lodge, that retains a link with the nearby original parkland setting, albeit not a very strong link when compared to other lodge buildings around the Ickworth House estate. o the large extension built in 2000, whilst almost doubling the footprint of the existing building is expressed as a distinct modern addition, making a neutral contribution to the setting of the original listed building and nearby parkland o the existing outbuildings are modest in scale, and make a neutral contribution ot the setting of the original listed building and nearby parkland • The proposals as identified on the drawings and design and access statement are deemed to utilise or replace existing modest ancillary structures in a sensitive way way that neither improves or harms the visual appearance of the site and therefore will have a neutral impact on the heritage asset and its setting.

5.8 Conclusion

The proposals do not adversely alter the character and special interest of the Grade II listed building, or the nearby Grade II* parkland. They are on balance considered to have a neutral impact to the significance of the heritage context. The proposed development will enable the applicants’ family to accommodate guests and family, and work from home when required, and continue to act as responsible custodians of the heritage asset.

APPENDIX A BRIAR COTTAGE LISTING DESCRIPTION BRIAR COTTAGE, Horringer - 1205255 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1205255

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BRIAR COTTAGE

Overview

Heritage Category: Listed Building

Grade: II

List Entry Number: 1205255

Date first listed: 25-Aug-1983

Statutory Address: BRIAR COTTAGE

1 of 3 01/03/2021, 14:39 BRIAR COTTAGE, Horringer - 1205255 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1205255

Map

The above map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 11 22 00 55 22 55 55 . . pp dd f f (( (https://mapservices.HistoricEngland.org.uk/printwebservicehle/StatutoryPrint.svc/190149 /HLE_A4L_Grade|HLE_A3L_Grade.pdf)

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Location

Statutory Address: BRIAR COTTAGE

The building or site itself may lie within the boundary of more than one authority. County: Suffolk

2 of 3 01/03/2021, 14:39 BRIAR COTTAGE, Horringer - 1205255 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1205255

District: West Suffolk (District Authority)

Parish: Horringer

National Grid Reference: TL 82272 62598

Details

TL 86 SW HORRINGER ICKWORTH PARK

2/58 Briar Cottage

Cottage, formerly Gate Lodge known as Fornham Entrance Lodge. c.1840. 1½ storeys, attics. Rendered walls. Thatched multigabled roofs with overhanging quatrefoil-carved bargeboards and pendant finials. Chimney of gault brick with 4 square flues having chevron and fluted ornament. Thatched gabled oriel windows with mullions and transomes; first floor 2-light casements with hood- moulds. Rear entrance door, battened and boarded, with open hipped thatched 1- storey porch on timber posts.

Listing NGR: TL8227262598

Legacy

The contents of this record have been generated from a legacy data system. Legacy System number: 363133

Legacy System: LBS

Legal

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

End of official listing

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APPENDIX B ICKWORTH PARKLAND LISTING DESCRIPTION ICKWORTH HOUSE, Chevington - 1000186 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1000186

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ICKWORTH HOUSE

Overview

Heritage Category: Park and Garden

Grade: II*

List Entry Number: 1000186

Date first listed: 01-Jun-1984

1 of 7 01/03/2021, 14:38 ICKWORTH HOUSE, Chevington - 1000186 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1000186

Map

The PDF will be generated from our live systems and may take a few minutes to download depending on how busy our servers are. We apologise for this delay.

This copy shows the entry on 26-Feb-2021 at 16:09:50.

Location

The building or site itself may lie within the boundary of more than one authority.

County: Suffolk

District: West Suffolk (District Authority)

2 of 7 01/03/2021, 14:38 ICKWORTH HOUSE, Chevington - 1000186 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1000186

Parish: Chevington

County: Suffolk

District: West Suffolk (District Authority)

Parish: Horringer

County: Suffolk

District: West Suffolk (District Authority)

Parish: Ickworth

County: Suffolk

District: West Suffolk (District Authority)

Parish: The Saxhams

National Grid Reference: TL8116961556

Details

Gardens and pleasure grounds dating from 1796 onwards, created to adorn the new mansion at Ickworth, set in a landscape park of early C18 origin with alterations by Lancelot Brown and containing an early C18 walled garden.

HISTORIC DEVELOPMENT

A license for the first park at Ickworth which covered c 20ha was granted between 1259 and 1264, but this had been abandoned by the C17 (Debois 1980). The land came into the hands of the Hervey family in 1467 who continued to own it until the house was transferred to the National Trust in 1956. In the late C15/early C16 William Hervey built a manor house which lay between the medieval church and the River Linnet. By 1655 the estate covered 1188 acres (495ha) and consisted of a dense network of small fields, woods and scattered trees. In 1694 it was inherited by John Hervey and by 1706 work had begun around the old manor house to construct a walled garden and summerhouse, possibly on the site of an earlier walled garden, and the Canal was formed in an area previously called Pond Close. During the same period Hervey began to dismantle the manor house. On becoming the first Earl of Bristol in 1714, he enlarged and imparked his estate further. This process made use of much of the old field system and existing woods which were enlarged or replanted. By 1751 when the first Earl died, the park had expanded considerably and was set with small woods and scatters of trees, surrounded by perimeter plantations on the higher ground. During this period the family had moved into Ickworth Lodge in the centre of the park while considering the design and location

3 of 7 01/03/2021, 14:38 ICKWORTH HOUSE, Chevington - 1000186 | Historic England https://historicengland.org.uk/listing/the-list/list-entry/1000186

of a new mansion. By 1751 the landscape here, known as Horringer Park, was focused on the Lodge and consisted of a number of views and vistas created by a combination of new planting and the judicious use of the C17 landscape. The Grove in particular was planted at this time and became the focus for a series of carefully controlled views.

In 1776 the second Earl commissioned Lancelot Brown (1716-83) to carry out work on the park and gardens and whilst payments by the second Earl to Brown are documented, there are no direct references to the work in progress, allowing only supposition of the degree to which his plans were put into effect (Debois 1991). The third Earl's tenure was brief and it was the fourth Earl ( the Earl-Bishop, Frederick Augustus Hervey ) who finally took control of the building of the new mansion for which Brown supplied plans. These were not followed, and it was 1795 before building began, by Francis Sandys to a design by Mario Asprucci, on the site suggested by Brown. Building stopped when the Earl-Bishop died in 1803 and it was almost twenty years before the fifth Earl (later the first Marquis) completed the task. The layout of the gardens around the House are the creation of the first Marquis and these have altered little since his time. He was also responsible for completing the Albana Wood and Walk, developing the Building Plantation as a pleasure ground with a variety of trees, park planting and the remodelling of estate cottages. The 1885 OS 25" map records the extent of this C19 park planting. It also shows that the size of the park has changed very little since that time. In 1956 ownership was transferred from the Hervey family to the National Trust who have planted several small plantations and some individual trees. Some areas of pasture have reverted to arable use and there are fewer trees now (1998) than a hundred years ago.

DESCRIPTION

LOCATION, AREA, BOUNDARIES, LANDFORM, SETTING Ickworth Park is situated to the west of the A143 Bury to Haverhill road, by the village of Horringer, c 6.5km south-west of Bury St Edmunds. The registered site covers 300ha, of which 13.3ha are gardens and pleasure grounds. The village of Horringer and the A143 lie along the east boundary but no other boundaries are marked by roads. To the north Little Horringer Hall farm lies on the edge of the park and the north-west extremity reaches as far as the village of Little Saxham. Perimeter woodlands form the boundaries to west and south, with one open section between Downter's Wood and Redfield Plantation. Ickworth Park has a rural setting of mainly agricultural land, punctuated by woods and small villages.

The River Linnet runs right through the park, entering just south of Horringer village, running west across the southern section before turning north through the western half of the park and leaving it midway along the northern boundary. The river valley gives a dramatic topography to the landscape, particularly on its north bank where the land rises sharply to a prominent point on which stands Ickworth House. The south park rises more slowly to the high ground on the perimeter of the park. The northeast quarter where the House, pleasure grounds and Ickworth Lodge are situated is known as the Horringer Park and here the land flattens out, with only gently sloping sections in very localised areas. Together, the topography and location of the main house offer some dramatic views across the park to the south and west as well as some fine returning views from the southern boundary woodlands back towards the House, kitchen garden and church which all lie at various points on the opposite side of the valley. The flat terrain, together with dense tree planting in the pleasure grounds, precluded any glimpsed views of the House from the main Horringer Drive until a recent vista was cut through Building Plantation (1966).

ENTRANCES AND APPROACHES Ickworth Park is entered from Horringer village, through the main gates situated at the north end of the east boundary, with a single lodge to the north (listed grade II). The straight Horringer Drive through Horringer Park, laid out in the mid C18, runs to a T-junction which leads south to Ickworth House and north to Ickworth Lodge. Turning south the drive passes through a second lodged gateway into the pleasure grounds before curving round to the gravelled carriage court in front of the House. The north drive from Saxham enters the park in the north-west corner at Coachroad Lodge and runs east past Mordaboy's Cottage (listed grade II) which sits beside the river. It then turns south to pass Ickworth Lodge and the Dairy buildings (listed grade II) before joining the east drive beside the garden gates to Ickworth House. Further minor drives enter from midway along the west boundary, at Horsepool Lodge (now derelict), at the south-west corner near Chevington Field Plantation, and midway along the south boundary at Ivy Cottage (listed grade II). All these currently (1998) take the form of farm tracks.

PRINCIPAL BUILDING Ickworth House (listed grade I) is an impressive late C18 large country mansion which lies at the heart of an extensive parkland. It comprises a 34.5m high central rotunda with curved corridors to south-west and south-east which link it to two-storey wings on each end, giving a total frontage of 190m. The whole is built of stuccoed brick with lead roofs. The Rotunda has a domed roof, circled by pilasters and decorated with a giant terracotta bas-relief by Flaxman and a central portico with four Ionic columns. Single-storey segmental curved corridors lead to the two wings, each of which has a central pediment on four

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Ionic columns. The House was begun in 1795 by Francis Sandys after designs by Mario Asprucci, for Frederick, fourth Earl of Bristol, and was completed 1821(9 for Frederick William Hervey, fifth Earl and first Marquis of Bristol. It was built to replace an earlier house which stood down the valley about 400m to the south-west, beside the church of St Mary (listed grade II*) and close to the banks of the River Linnet. This early house was demolished in 1710 and although it is well documented that Vanbrugh was involved in the design and location of a new mansion, nothing came of his work (Debois 1991). The family moved into Ickworth Lodge (listed grade II) which lay 800m to the north on higher ground. It was described in 1731 as a rather insalubrious 'tenant's old house in the park' but here they stayed until Lord Hervey finally made a decision on the commissioning and building of the new mansion (guidebook).

GARDENS AND PLEASURE GROUNDS The gardens lie to the south of Ickworth House. They were laid out by the first Marquis from 1813 onwards and have changed little since then. The west wing of the main house contains an Orangery overlooking these gardens attached to which is a wide gravel terrace decorated with busts, urns and formal bedding. From this terrace the lawns sweep south and are planted with groups of evergreen trees, mixed with deciduous shrubs and ornamental trees including copper beech and black mulberry, contained by clipped box hedges. These areas are known as The Plantations and they balance each other opposite each wing of the House. From the central Rotunda, steps lead down to a wide gravel path that cuts between The Plantations and leads south to a second set of steps which rise to a raised terrace walk dividing the garden from the park. The terrace walk is backed by a wall on the park side (listed grade II) and a clipped box hedge on the garden side. The raised walk affords wide views out across the park. A long cross-vista, defined by box hedging, cuts through The Plantations, at the end of which to the west sits a large urn and to the east a small domed and porticoed summerhouse (moved here in 1958 from its original site west of the Orangery) (ibid). The garden is bounded to the west by a high brick wall, the inside of which has a long herbaceous border and rose arches over a gravel path which runs south to join the upper terrace walk at the end of the garden. On the end of the east wing of the House is a Conservatory which overlooks a simple lawn bordered by mixed shrub planting, to the north of which lie walled gardeners' yards, a small walled paddock, and the stable block with coach house (both listed grade II).

The pleasure grounds lie to the north of the House and the gravel courtyard. The boundary with the courtyard is balustrated (listed grade II) and beyond this the area is laid to a circular lawn planted with many fine cedars. Further from the House the planting becomes denser, the grass less manicured and the variety of trees increases. A vista was cut through the centre of this planting in 1966 to allow a view of the House from the main drive. The Albana Walk, named after the wife of the first Marquis, lies west of the House and skirts a large meadow beyond which lies Ickworth Lodge. It is a woodland of oak, holm oak, walnut and pine, cut through with rides and walks which retain traces of their box edging in places. It is adorned with two summerhouses, one of which, known as the Fawn's Summerhouse, dates from the 1830s (Debois 1980).

PARK Ickworth has a large, well treed park containing mainly oak, beech and thorn, which can be described in three sections. The north-east quarter, known as Horringer Park, is well endowed with mature park trees both in clumps and scattered as individuals. It contains at its centre the remains of a feature known as The Grove, a clump of trees from which a whole series of contrived views to distant buildings were constructed during the mid to late C18. Although The Grove is no longer a distinct feature, some of the views radiating from it can still be seen today. Horringer Park is enclosed by thick plantations which screen the village to the east and the farmland to the north. To the west and south, the drop into the valley is hidden from view by the plantations which surround both Ickworth House and Ickworth Lodge, the only opening to the valley being to the north-west where the drive runs through the park. An icehouse is located on the ridge at this point, 700m north-north-west of Ickworth Lodge and 300m south-south-east of Mordaboy's Cottage. Also in this section of the park is a cricket pitch and a football pitch, added in the early C20.

The second section is the west park which runs along the valley floor. Here much of the pasture has been converted to arable although most of the perimeter belt planting on the valley sides remains. It contains two small, picturesque estate cottages, Mordaboy's Cottage at the north end of the river and the White House (listed grade II) situated midway along the valley. Mordaboy's is of early C17 origin with early C19 alterations while the White House is of C18 origin with a c 1840 rebuild. Both are timber framed and rendered with thatched roofs. At the south end of the valley, to the south-west of the White House, lies an area known as the Old Deer Park, thought to be the site of the original C13 park (Debois 1991). It is characterised by an area of ridge and furrow covered by the greatest number of the old pollards left standing in the park.

The southern section, known as Ickworth Park, is much more open in character with rolling grass slopes and more widely spaced parkland trees. The south bank of the river, along the valley floor, has recently (1997) been returned to pasture from arable and

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has been replanted to form views and vistas north across the body of the park. On the north bank of the river lies The Canal, a 170m long body of water which forms the southern boundary of a walled kitchen garden built c 1710. Some 200m north of this, on the slope running up towards Ickworth House, stands St Mary's church. The perimeter plantations in the southern section are dense and criss-crossed with rides and paths. The largest of these, Lownde Wood, contains The Monument, a large obelisk erected in 1817 with money raised by the people of Derry as a testament to the popularity of Lord Bristol (guidebook). The tip of The Monument is just visible through the trees from the south side of the House. In Lady Katharine's Wood, on the south-east corner of the parkland, lies the Roundhouse (listed grade II), another picturesque cottage of circular plan with colour-washed rendered walls under a conical roof. It was erected in the mid C19 as a gamekeeper's cottage which also doubled as a shooting lodge during the season (Ickworth Estate, pers comm). To the north of this lies the Fairy Lake which, like the Wood, dates from the early C19 (Debois 1980).

Charles Bridgeman (d 1738), Thomas Wright (1711-86) and Lancelot Brown have all been associated with Ickworth. The Hervey papers record requesting advice from Bridgeman, and Wright was a regular visitor, although no documentary evidence survives of the works they proposed. Similarly the work carried out under Brown's direction is not accurately documented but his substantial contribution to the landscape is based on reasonable supposition (Debois 1991).

KITCHEN GARDEN The walled kitchen garden (listed grade II) is situated 500m south-west of Ickworth House on the north bank of the River Linnet. It is enclosed on three sides and open to The Canal on the south side. Within the kitchen garden lie a further two walled enclosures also open to the water, once used as a vineyard. Sir John Hervey's three-bay, single-storey Summerhouse (listed grade II) built in 1703 is situated in the centre of the main garden. It is of red brick with moulded cornice and a parapet which hides a flat roof and it faces south, overlooking The Canal. The Summerhouse is said to have stood in the grounds of the old manor house and was retained as a feature within the kitchen garden (Ickworth Estate, pers comm). To either side are brick walls which return southwards to form one of the inner enclosures. The spaces between these inner enclosures form openings from the body of the garden to The Canal and are said to have been built to draw frost away from the fruit trees onto the surface of the water (Ickworth Estate, pers comm). All the walls are early C18 red brick with C19 concrete copings.

REFERENCES

Gardener's Chronicle, ii (16 July 1881), p 74; (23 July 1881), p 104; ii (9 December 1911), p 418 The Garden, (31 May 1873), p 412 Country Life, 18 (16 December 1905), p 870; 58 (31 October 1925), p 668; (7 November 1925), p 698; 117 (10 March 1955), p 678 N Pevsner and E Radcliffe, The Buildings of England: Suffolk (1975), p 285 D Stroud, Capability Brown (1975), p 139 G S Thomas, The Gardens of the National Trust (1979), p 157 Ickworth, Suffolk, guidebook, (National Trust 1984) Ickworth: a survey of the landscape, (Debois Landscape Survey Group 1980) Ickworth: a survey of the landscape, (Debois Landscape Survey Group 1991) Proc Suffolk Inst Archaeol Hist 39 (pt 1), (1997), pp 6-27

Maps E Bowen, A map of the County of Suffolk, 1753 J Hodskinson, The County of Suffolk, 1783 A Bryant, The map of the County of Suffolk from actual survey, 1826 C & J Greenwood, Map of the County of Suffolk, 1825 Ickworth Tithe map, c 1850 (West Suffolk Record Office) Little Saxham Tithe map, c 1850 (West Suffolk Record Office)

OS surveyor's draft drawings, early C19 (British Library maps) OS 6" to 1 mile: 1st edition published 1882 2nd edition published 1905 3rd edition published 1927 OS 25" to 1 mile: 1st edition published 1885 2nd edition published 1904 1926 edition

Archival items The Ickworth archives are mostly held at Ickworth House. [The extensive Debois Landscape Survey Group reports (1980, 1991) contain details of the archives.]

Description written: September 1998 Amended: June 1999 Register Inspector: EMP Edited: December 1999

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Legacy

The contents of this record have been generated from a legacy data system. Legacy System number: 1091

Legacy System: Parks and Gardens

Legal

This garden or other land is registered under the Historic Buildings and Ancient Monuments Act 1953 within the Register of Historic Parks and Gardens by Historic England for its special historic interest.

End of official listing

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APPENDIX C TITLE REGISTER FOR BRIAR COTTAGE Title Number : SK197141 This title is dealt with by HM Land Registry, Kingston upon Hull Office. The following extract contains information taken from the register of the above title number. A full copy of the register accompanies this document and you should read that in order to be sure that these brief details are complete. Neither this extract nor the full copy is an 'Official Copy' of the register. An official copy of the register is admissible in evidence in a court to the same extent as the original. A person is entitled to be indemnified by the registrar if he or she suffers loss by reason of a mistake in an official copy. This extract shows information current on 15 DEC 2020 at 13:23:10 and so does not take account of any application made after that time even if pending in HM Land Registry when this extract was issued.

Title Number : SK197141

Address of Property : Briar Cottage, Slough Lane, Horringer, Bury St Edmunds (IP29 5PL)

Price Stated : £950,000

Registered Owner(s) : EDWARD PRASANTHA SANJEEVA WELIKALA of Briar Cottage, Slough Lane, Horringer, Bury St. Edmunds, Suffolk IP29 5PL and of Flat 2, Macartney House, Chesterfield Walk, London SE10 8HJ.

Lender(s) : The Co-operative Bank P.L.C.

1 of 4 Title number SK197141 This is a copy of the register of the title number set out immediately below, showing the entries in the register on 15 DEC 2020 at 13:23:10. This copy does not take account of any application made after that time even if still pending in HM Land Registry when this copy was issued. This copy is not an 'Official Copy' of the register. An official copy of the register is admissible in evidence in a court to the same extent as the original. A person is entitled to be indemnified by the registrar if he or she suffers loss by reason of a mistake in an official copy. If you want to obtain an official copy, the HM Land Registry web site explains how to do this.

A: Property Register This register describes the land and estate comprised in the title. SUFFOLK : WEST SUFFOLK 1 (05.10.1999) The Freehold land shown edged with red on the plan of the above Title filed at the Registry and being Briar Cottage, Slough Lane, Horringer, Bury St Edmunds (IP29 5PL). 2 (05.10.1999) The land has the benefit of the following rights granted by but is subject to the following rights reserved by the Conveyance dated 4 November 1969 referred to in the Charges Register:- "TOGETHER WITH full free right and liberty within twenty one years from the date hereof to construct lay use and maintain for the benefit of the said property a cable or cables necessary for the supply of electricity and telephone services within under over or upon the Vendor's adjoining land such cable or cables (if not laid over the said land) to be laid at such a depth from the surface as will protect and secure the same against any agricultural operations or any other operations connected with the surface AND TOGETHER WITH full right and liberty from time to time to inspect take up repair remove and replace the said cable or cables or any part thereof entering upon and perambulating over the Vendor's adjoining land through or over which the said cable or cables shall pass doing as little damage as possible to the Vendor's land making good the surface to the satisfaction of the Vendor or his Agent without unnecessary delay and making compensation for all damage which may be done or injury caused thereby of whatsoever nature and causing as little nuisance as possible by laying the said cable or cables EXCEPT AND RESERVING unto the Vendor and his successors in title subject to the provisions of the Ground Game Act 1880 and the Ground Game (Amendment) Act 1906 All game hares rabbits foxes and all fish and wildfowl and nests and eggs of game with liberty for the Vendor and persons authorised by him to kill take and preserve the same and to enter upon the said land on foot only during the hours of daylight and after giving reasonable notice to the Purchasers to view and protect the same and to sport thereon at such time at his will and pleasure the Vendor paying reasonable compensation for all damage caused thereby PROVIDED THAT the restriction of entry onto the premises to the hours of daylight shall not prevent the Vendor or his servants and agents on foot only and after giving reasonable notice from entering upon the said land during the hours of darkness for the purpose only of controlling vermin" 3 (05.10.1999) The Conveyance dated 4 November 1969 referred to in the Charges Register is also expressed to grant the following rights:- "TOGETHER WITH full free right and liberty for the Purchasers and their successors in title the owners and occupiers for the time being of the property hereinbefore described or any part thereof and their respective servants and licensees (in common with the Vendor and all others who now have or may have the like right) at all times hereafter and for all purposes to pass and repass on upon and over the access way edged blue on the said plan AND TOGETHER WITH the further right within twenty one years from the date hereof to lay and construct and forever thereafter to repair and maintain (and to enter upon the said access way for such purposes) a metalled roadway or other hard surface roadway with proper foundations and kerbing if so required upon the said access way between the points marked B and C on the said plan AND TOGETHER WITH the further right within twenty one years from the date hereof to erect and forever thereafter to repair and maintain (and to enter upon

2 of 4 Title number SK197141 A: Property Register continued the said access way for such purposes) a fence along the northernmost boundary of the said access way between the points marked C and D on the said plan" NOTE: Copy plan filed. 4 (05.10.1999) The Conveyance dated 4 November 1969 referred to in the Charges Register contains the following provision:- "IT IS HEREBY AGREED AND DECLARED between the parties hereto that the Purchasers shall not be entitled to any right of light or air which would restrict or interfere with the free use of any neighbouring land on the estate of the Vendor for building or any other purpose and the grant of any such right is hereby expressly excluded" 5 (13.12.2005) A Deed dated 14 November 2005 made between (1) The National Trust for Places of Historic Interest or Natural Beauty and (2) Gary Ronald Kingshott and Diane Catherine Kingshott is expressed to grant rights relating to a water pipe for a term of Fifty years from 14 November 2005. NOTE 1: The rights expressed to be granted are included in the registration only so far as the grantor was entitled to grant them. The evidence produced on registration did not show whether the grantor owned the servient land, or had sufficient rights over it to make the grant NOTE 2: Copy filed.

B: Proprietorship Register This register specifies the class of title and identifies the owner. It contains any entries that affect the right of disposal. Title absolute 1 (21.09.2007) PROPRIETOR: EDWARD PRASANTHA SANJEEVA WELIKALA of Briar Cottage, Slough Lane, Horringer, Bury St. Edmunds, Suffolk IP29 5PL and of Flat 2, Macartney House, Chesterfield Walk, London SE10 8HJ. 2 (21.09.2007) The price stated to have been paid on 20 August 2007 was £950,000. 3 (21.09.2007) RESTRICTION: No disposition of the registered estate by the proprietor of the registered estate is to be registered without a written consent signed by the proprietor for the time being of the Charge dated 20 August 2007 in favour of The Co-operative Bank P.L.C. referred to in the Charges Register. 4 (05.11.2014) RESTRICTION: No disposition by a sole proprietor of the registered estate (except a trust corporation) under which capital money arises is to be registered unless authorised by an order of the court.

C: Charges Register This register contains any charges and other matters that affect the land. 1 (05.10.1999) A Conveyance of the land in this title dated 4 November 1969 made between (1) The Most Honourable Victor Frederick Cochrane Marquess of Bristol (Vendor) and (2) Major Peter Frank Chapman and Rosemary Winser Chapman (Purchasers) contains covenants details of which are set out in the schedule of restrictive covenants hereto. 2 (21.09.2007) REGISTERED CHARGE dated 20 August 2007. 3 (22.04.2016) Proprietor: THE CO-OPERATIVE BANK P.L.C. (Co. Regn. No.

3 of 4 Title number SK197141 C: Charges Register continued 990937) of P.O. Box 101, 1 Balloon Street, Manchester M60 4EP and of Platform, P.O. Box 3462, Cheadle Road, Leek ST13 9BG and of DX 16351 Leek.

Schedule of restrictive covenants 1 The following are details of the covenants contained in the Conveyance dated 4 November 1969 referred to in the Charges Register:- "The Purchasers to the intent and so as to bind so far as practicable the property hereby conveyed and each and every part thereof into whosesoever hands the same may come and to benefit and protect the adjoining land now of the Vendor and each and every part thereof hereby jointly and severally covenant with the Vendor that the Purchasers and those deriving title under them:- (i) Will maintain to the reasonable satisfaction of the Vendor or his Agent the existing fences and hedges on all boundaries of the property hereby conveyed (ii) Will not occupy or use the said property other than as one private residential dwelling with gardens and grounds for occupation by one family only (iii) Will not commence the erection of any building or the repairs and alterations to the exterior of the existing building on the said land or at any time thereafter or alter or rebuild the whole or any part of the exterior of such buildings until drawings and plans showing the intended elevations thereof together with the necessary specifications have been submitted to and approved of in writing by the Surveyor or Agent for the time being of the Vendor and copies deposited with them but so that the Vendor or his assigns shall have the right to refuse consent to the erection and alteration of any building or total or partial rebuilding that he shall consider will damage or destroy the amenities of the said surrounding property of the Vendor PROVIDED nothing in this clause shall prevent the Purchasers from carrying out necessary repairs and maintenance of the said property (iv) Will not at any time hereafter carry on or permit to be carried on upon the said land any trade business occupation or permit the same to be used so as to be or become a nuisance or annoyance to the Vendor or his tenants or to the neighbourhood PROVIDED that nothing herein contained shall operate to impose any restrictions on the manner in which the Vendor or the persons deriving title under him may deal with the whole or any part of the estate of the Vendor for the time being remaining unsold or to be otherwise deemed to create a building scheme (v) Will exercise the rights and liberties hereby granted in such a manner as to do as little damage as possible to the property of the Vendor (vi) Will forthwith from time to time repair and make compensation for all damage that may be caused by the exercise of the said rights and liberties to the satisfaction of the Vendor or his Agent (vii) Will at their own cost and expense and at all times hereafter to the satisfaction of the Vendor or his Agent maintain and keep the section of the land edged blue on the said plan between the points B and C in good and proper repair and condition (viii) Will keep the Vendor indemnified against all actions claims and demands that may be lawfully brought or made against the Vendor by any person or persons by reasons of anything done by the Purchasers in exercise of the rights and liberties hereby granted"

End of register

4 of 4 This is a copy of the title plan on 15 DEC 2020 at 13:23:10. This copy does not take account of any application made after that time even if still pending in HM Land Registry when this copy was issued.

This copy is not an 'Official Copy' of the title plan. An official copy of the title plan is admissible in evidence in a court to the same extent as the original. A person is entitled to be indemnified by the registrar if he or she suffers loss by reason of a mistake in an official copy. If you want to obtain an official copy, the HM Land Registry web site explains how to do this.

HM Land Registry endeavours to maintain high quality and scale accuracy of title plan images.The quality and accuracy of any print will depend on your printer, your computer and its print settings.This title plan shows the general position, not the exact line, of the boundaries. It may be subject to distortions in scale. Measurements scaled from this plan may not match measurements between the same points on the ground.

This title is dealt with by HM Land Registry, Kingston upon Hull Office.