HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
Heritage Statement
Proposed alterations at Abbey Farm, Hindolveston Road, Guestwick
Prepared by contura on behalf of Mr. and Mrs Barratt
16th January 2018
contura heritage consultancy Franziska Callaghan MA MSc DipID IHBC T 01263 478258 E [email protected] W www.contura-fc.co.uk
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
Contents
1 Introduction 3
2 Planning background and relevant policies 4
3 Abbey Farm as Heritage Asset 5
4 The Proposal 7
5 Conclusion 8
6 Historic Maps 9
7 Records 11
8 References 14
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
1 Introduction ancillary building (former barn and stables with combined living accommodation) as requested. 1.1 This proposal affects the Grade II listed heritage asset Abbey Farm, Guestwick. 1.6 It is considered that the proposal offers sympathetic alterations as the proposed changes will not adversely affect the overall 1.2 The parish of Guestwick is located in the district of Broadland, architectural or historic interest of the listed building nor cause harm about 23km northwest of Norwich and 10km west of Aylsham. The to the overall significance of this important group of listed farm modern village of Guestwick is situated in the centre of the parish, buildings. with the hamlet of Guestwick Green in the south. There are also a number of isolated farms.
1.3 The site lies northwest of the parish of Guestwick and is one of those isolated farmsteads; there is a fine and very well maintained group of historic farm within the curtilage of Abbey Farm, a very interesting historic farmhouse with parts originating from possibly the 15th century.
1.4 Guestwick is called ‘Geghestueit’ in the Domesday Book of 1086. This is an Old English and Old Norse hybrid name meaning the ‘clearing belonging to Guist’. In 1086 there was a link between Guestwick and Guist. Although Hagni held some of the land at Guestwick, another section was held with land at Guist by the Bishop of Thetford as part of the manor of Hindolveston. Although the parish had a church in the late 11th century, it is not mentioned in the Domesday Book. Three medieval moated sites are recorded in the parish and all are located to the north of the village. Two survive in part as earthworks; Abbey Farm is located within one of them. Figure 1 Roof structure in Barn and Stables: the wedged purlins pegged into the principal rafter indicate an early 18th century date, 1.5 This report is in response to email correspondence with the but the external brick details above the windows points to an early Broadland District Council’s Conservation Officer and pays 17th century date. particular attention to the relationship of the farmhouse and the
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
2 Planning background and relevant policies 2.1.4 NPPF 12.137 sets out that “Local planning authorities should look for opportunities for new development within Conservation 2.1 National policies and guidance Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that 2.1.1 Section 66.1 of The Planning (Listed Buildings and Conservation preserve those elements of the setting that make a positive Areas) Act 1990 states “In considering whether to grant planning contribution to or better reveal the significance of the asset should permission for development which affects a listed building or its be treated favourably”. setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of 2.1.5 The NPPF makes it clear that the setting of a heritage asset1 is preserving the building or its setting or any features of special the surroundings in which a heritage asset is experienced. Its extent architectural or historic interest which it possesses.” is not fixed and may change as the asset and its surroundings evolve. 2.1.2 The National Planning Policy Framework (NPPF) 12.126 states that “the desirability of sustaining and enhancing the significance 2.1.5 Other relevant documents are Historic England’s Good of heritage assets and putting them to viable uses consistent with Practice Advice in Planning 2 - Managing Significance in Decision- their conservation, take into account the wider social, cultural, Taking in the Historic Environment July 2016 and Good Practice economic and environmental benefits that conservation of the Advice in Planning 3 – The Setting of Heritage Assets July 2015. historic environment can bring; the desirability of new development making a positive contribution to local character and 2.2 Relevant local policies distinctiveness; opportunities to draw on the contribution made by 2.2.1 Relevant local policies can be found in the Broadland, the historic environment to the character of a place”. Norwich and South Norfolk Core Strategy under Policy 1. Addressing 2.1.3 NPPF 12.134 also states “where a development proposal will climate change and protecting the environment: “The built lead to less than substantial harm to the significance of the environment, heritage assets and the wider historic environment will designated heritage asset, this harm should be weighed against be conserved and enhanced through the protection of buildings the public benefit of the proposal, including its optimum viable and structures which contribute to their surroundings, the protection use”. of their settings, the encouragement of high-quality maintenance and repair and the enhancement of public spaces”. Also Policy 2:
1 Heritage Assets are defined in Annex 2 of the NPPF as: a building, heritage assets (as defined in the NPPF) and assets identified by the monument, site, place, area or landscape positively identified as local planning authority during the process of decision-making or having a degree of significance meriting consideration in planning through the plan-making process. decisions, because of its heritage interest. They include designated
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
Promoting good design: “All development will be designed to the highest possible standards, creating a strong sense of place. In particular development proposals will respect local distinctiveness including as appropriate: the historic hierarchy of […] villages, the landscape setting, the landscape character and historic environment, taking account of conservation area appraisals and including the wider countryside and the use of sustainable and traditional materials.”
2.2.2 Also relevant is Policy GC 4 Design of the Broadland District Council Development Management Policies: “Development will be expected to be of a high standard and avoid any significant detrimental impact. Schemes which are of an innovative nature or which reduce reliance on centralised, non-renewable sources will be particularly encouraged”. 3 Abbey Farm as Heritage Asset
3.1 Both the National Heritage List for England (NHLE) and the Norfolk Historic Environment Record (NHER) have been consulted Figure 2 Detail of window surround in connecting wing between and Abbey Farm and Barn and Stables has been identified as being the stables and the house. the assets that are affected by this proposal. bars, central doorway with 6-panelled door and stone porch. 3.2 The site was visited on 5th January 2018. Internally, the ground Parapet gables with chimneystacks. Brick tumbling-course on line floor was partly inspected; the first floor of the stable block and of earlier roof pitch. Brick dentil eaves course. associated accommodation was viewed. The site was walked over 3.3.2 Barn, stables and accommodation block (the list description with views of the building from all directions. strangely describes this as Barn and Stable 25m south of Abbey 3.3 The list description, a means of identification, describes the Farm, but this must be a mistake as the following description buildings as follows: matches the building attached and directly west of the farmhouse): C17, 2-storey red brick and pantile barn and stable. 3.3.1 Farmhouse: C17 and C18 farmhouse built of red brick and Moulded brick stringcourse, parapetted gables with brick finial on pantiles. Three storeys, 3-bay facade of sash windows with glazing east end. Casement windows.
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
3.4 The farmhouse appears to have some sections predating 1600 – clearly indicated by some very early brickwork, both on the gable and the front (south) elevation, but the house has not been fully inspected as this proposal mainly affects the former stable with combined living accommodation and a later single storey addition to the west of the house (late Victorian).
3.5 It is likely that the building which is listed as “Barn and Stable” actually served as residential accommodation from its building date. Evidence for this could be the ornate window decorations externally – triangular pediment brick dripmould2 - but also the round arched doorway leading into a link building.
3.6 There is however - except the small Victorian chimney in the groom’s room in the stables - no evidence of any other chimney or Figure 3 Evidence of former residential use: doorway into a link to form of heating. the main house and sockets of floor joists of previous ceiling to the first floor. 3.7 The combined use of stable and living accommodation is also evident at another Tudor Manor farmstead property in Sustead, the above analysis that at least the mid-range of this building (east North Norfolk, so there appear parallels to this elsewhere. of stables) has historically been used for accommodation.
3.8 This section of the building is also covered in black tiles (possibly 3.9.2 The first edition OS map from 1885 shows very extensive farm formerly glazed) which often denotes the higher social status i.e. a with substantial barns and outbuildings to the north and west of the residential use rather than a barn. farmhouse. These are still extant in 1905, but have mostly disappeared by 1950. 3.9 Historic Map analysis
3.9.1 Interestingly, the earliest historic map (see below map 1: Tithe) included in this report shows both the farmhouse and the stable and link building in red which demarcates it as residential. This confirms
2 This important feature is presumably not mentioned in the list description as it cannot be seen from the road.
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
4 The Proposal windows – also to provide a fire escape - and a new conservation rooflight will be added. 4.1 New Bedrooms 4.2.2 The glazing of the window in the west gable end will facilitate 4.1.1 It is proposed to create two bedrooms and a bathroom within maximum light ingress. the first floor room formerly used as a games or hobby room. This 4.2.3 This well-designed element is again considered to retain and room already has direct access – this is the aforementioned historic enhance the overall significance of the asset: it will not only door - into the upstairs landing and a staircase leading to the facilitate the better appreciation of this beautiful and rare survival, children’s play room at ground floor. the stable fittings, but also the internal space of the barn. 4.1.2 This space has possibly seen subdivision before and it clearly has had a ceiling at a slightly lower level (see fig. 3 sockets for the 4.3 Extension floor joists). 4.3.1 A small flat roof is proposed to extend the former office in order 4.1.3 New casement windows and metal framed conservation to improve the access route to the house. This will involve the rooflights to be provided to the rear elevation. The rooflights will be removal of an external brick wall and the removal of the window carefully fitted to avoid cutting into the curved braces. within the west facing gable and its replacement with an entrance door the same width as the present window. The existing external 4.1.4 A new ceiling (warm roof construction) will be fitted above the door will be closed off. tiebeams to allow for maximum views of the historic roof structure: Significance retained. 4.3.2 As this section is a Victorian addition and of low significance, this well-designed element is also considered to retain the overall 4.1.5 This well-designed element is considered to retain and significance of the asset. enhance the overall significance of the asset. 4.4 Windows 4.2 New study 4.4.1 New casement windows and metal framed conservation 4.2.1 It is also proposed to use the floor area over the tack room as rooflights are to be provided in the rear elevation to serve the a study with an internal glazed screen to permit internal viewing of proposed first floor rooms. Also the replacement of the windows to the stables below. The screen will be one hour fire rated and of the scullery, the stairs & the boiler room are proposed. hardwood or aluminium construction with double glazed panels – access to the new study will be via re-opening an existing door 4.4.2 Some of these windows are relatively recent and their opening near the head of the stairs in the current hobby room. The replacement can be considered an enhancement. window opening is to be enlarged to match the new bedroom
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
4.4.3 The windows at the top of the stairs and on the rear (north 5.5 The proposal is considered to not materially harm the values of elevation) of the barn are historic windows – 18th century - and of the place in accordance with EH Conservation Principles: it allows some significance. In order to improve the performance of the for an enhanced understanding of the asset and its former uses, former, a secondary glazed unit could be introduced and the better revealing some of the historic features. window professionally draught-proofed. The replacement of the 5.6 ‘The greater the range and strength of heritage values latter as well as its enlargement is required due to it being proposed attached to a place, the less opportunity there may be for change, as the escape window for the study. but few places are so sensitive that they, or their settings, present 4.4.4 The replacement of these windows would lead to some loss of no opportunities for change’ (EH Conservation Principles): there is historic fabric and some very low level of harm to the significance clearly opportunity for change here and this has been of the asset, so their retention is encouraged. However, the sympathetically embraced. replacement of the window in the proposed study will most likely be 5.7 It is considered that the development complies with the required to satisfy Building Regulations. requirements of Section 66 (1) of the Planning (LB and CA) Act, 5 Conclusion section 12 of the NPPF, Historic England’s Good Practice Advice in Planning 2 - Managing Significance in Decision-Taking in the Historic 5.1 This report establishes that Abbey Farm is an important early Environment July 2016 and Good Practice Advice in Planning 3 – farmhouse with associated historic farm buildings. The Setting of Heritage Assets July 2015 and Policies 1 and 2 of the 5.2 The significance of Abbey Farm and farmstead is fully Broadland, Norwich and South Norfolk Core Strategy as well as acknowledged and carefully considered resulting in a sensitive Policy GC 4 Design of the Broadland District Council Development proposal that does not result in harm to the asset. Management Policies.
5.3 The scheme preserves and enhances the architectural and historic character of this important early farmhouse as well as the barn and stables with living accommodation.
5.4 The proposal provides the heritage asset with further accommodation for a growing family and facilitates the appreciation of the stables and barn as part of the house. This is achieved in a sympathetic way without the loss of character or significance.
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
6 Historic Maps
Map 1 Tithe ca. 1840 © Norfolk County Council Map 2 First Ed. OS 1885 © http://maps.nls.uk/index.html
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
Map 3 Second edition OS 1905 © Map 4 OS map 1950 © http://maps.nls.uk/index.html http://maps.nls.uk/index.html
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
7 Records doorway with 6-panelled door and stone porch. Parapet gables with chimneystacks. Brick tumbling-course on line of earlier roof Historic England: The List pitch. Brick dentil eaves course. ABBEY FARMHOUSE List Entry Summary Listing NGR: TG0552527502 This building is listed under the Planning (Listed Buildings and Selected Sources Conservation Areas) Act 1990 as amended for its special Legacy Record - This information may be included in the List Entry architectural or historic interest. Details Name: ABBEY FARMHOUSE National Grid Reference: TG 05525 27502 List entry Number: 1050965 Location BARN AND STABLE 25 M SOUTH OF ABBEY FARMHOUSE ABBEY FARMHOUSE, HINDOLVESTON ROAD List Entry Summary The building may lie within the boundary of more than one This building is listed under the Planning (Listed Buildings and authority. Conservation Areas) Act 1990 as amended for its special County: Norfolk architectural or historic interest. District: Broadland Name: BARN AND STABLE 25 M SOUTH OF ABBEY FARMHOUSE District Type: District Authority List entry Number: 1372915 Parish: Guestwick Location Grade: II BARN AND STABLE 25 M SOUTH OF ABBEY FARMHOUSE, Date first listed: 03-May-1983 HINDOLVESTON ROAD Legacy System: LBS County: Norfolk UID: 227819 District: Broadland List entry Description District Type: District Authority Details Parish: Guestwick TG 02 NE GUESTWICK HINDOLVESTON ROAD National Park: Not applicable to this List entry. Grade: II 2/35 Abbey Farmhouse Date first listed: 03-May-1983 II Legacy System: LBS C17 and C18 farmhouse built of red brick and pantiles. Three UID: 227820 storeys, 3-bay facade of sash windows with glazing bars, central List entry Description
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
Details © Crown Copyright and database right 2018. All rights reserved. TG 02 NE GUESTWICK HINDOLVESTON ROAD Ordnance Survey Licence number 100024900. 2/36 Barn and Stable 25 m south of Abbey Farmhouse G.V. II Norfolk Heritage Environment Record C17, 2-storey red brick and pantile barn and stable. Moulded Record Details brick stringcourse, parapetted gables with brick finial on east NHER Number: 3108 end. Casement windows. Type of record: Building Listing NGR: TG0552627492 Name: Abbey Farm Selected Sources Legacy Record - This information may be included in the List Entry Summary Details The remains of a medieval moat survive here but the house on site National Grid Reference: TG 05526 27492 is post medieval in date. Most of the house dates to the 18th Map century, although one gable wall is 17th century. Ponds to the east and west of the house and a shallow earthwork to the south are all that survives of the medieval moat. A Roman coin has been found here. Images - none Location Grid Reference: TG 0554 2751
Map Sheet: TG02NE
Parish: GUESTWICK, BROADLAND, NORFOLK
Full description June 1958. Worn brass coin of Faustina II found in neighbourhood of farm buildings. Seen by R. R. Clarke (NCM), 1959.
March 1977. Visit.
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
Farmhouse is a fine building, probably 16th century though owner --- Archive: Clarke, R. R. and NCM Staff. 1933-1973. Norwich claims it is 14th century. Traces of moat. Castle Museum Record Card - Roman. Guestwick. A. Rogerson (NAU).
February 2002. Eastern arm waterfilled about 2.5m deep, up to 3m wide, widening into pond. South arm a slight depression under grass. H. Paterson (A&E), 19 March 2002. Monument Types MOAT (Medieval - 1066 AD to 1539 AD) BARN (Post Medieval to Modern - 1600 AD to 2050 AD) HOUSE (Post Medieval to Modern - 1600 AD to 2050 AD) STABLE (Post Medieval to Modern - 1600 AD to 2050 AD) Associated Finds COIN (Roman - 43 AD to 409 AD) Protected Status SHINE Listed Building Listed Building Sources and further reading --- Archive: Ordnance Survey Staff. 1933-1979?. Ordnance Survey Record Cards. TG 02 NE 12.
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HERITAGE STATEMENT ABBEY FARM, HINDOLVESTON ROAD, GUESTWICK
8 References http://www.heritagegateway.org.uk/gateway/ http://archive.historicengland.org.uk/ Joint Core Strategy for Broadland, Norwich and South Pevsner, N. and Wilson, B., Buildings of England. Norfolk 2014. Norfolk: Norwich and the North-East, Penguin Books, Broadland District Council Development Harmondsworth 1997. Management DPD 2015. Wade-Martins, S., Historic Farm Buildings, London 1991. Broadland District Council Landscape Character
Assessment SPD 2013.
Planning (Listed Buildings and Conservation Areas) Act 1990. National Planning Policy Framework 2012 (NPPF). Historic Environment Good Practice Advice in Planning: Note 3 – The Setting of Heritage Assets 2015. PPG Conserving and enhancing the historic environment 2014. English Heritage, Conservation Principles. Policies and Guidance, April 2008. Norfolk Heritage and Environment Record (NHER). Norfolk Heritage Explorer. www.english-heritage.org.uk/professional/protection/ process/national-heritage-list-for-england/ http://maps.nls.uk/index.html http://old-maps.co.uk http://pastscape.org.uk Norfolk Map Explorer. http://www.heritage.norfolk.gov.uk/record- details?TNF129-Parish-Summary-Guestwick-(Parish- Summary)
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