Planning for waterside bungalows/chalets

Bure at Planning for waterside bungalows/chalets

This guide outlines the history of Early tourists waterside bungalow/chalets and the contribution they make within the Waterside bungalow/chalets are part of Broads, discusses their similarities the unique Broads landscape. Most of and differences, and suggests ways to the bungalow/chalets we see today stem maintain and alter existing bungalow/ from holidaymaking in from chalets and insert new bungalow/chalets the 1880s to the 1960s. They are a distinct successfully within their particular group of buildings which significantly historic and landscape setting. For contribute to our understanding of the the purposes of this guide, the term history of the Broads. In the late 1800s, Bungalow/chalet relates to small/ if you had some disposable income, what low light-weight buildings which are better way to dispose of it than on a generally at the water’s edge. waterside bungalow/chalet in the Broads? Waterside bungalow/chalets were initially Part 1: Changing perceptions built for this expanding holiday market consisting mainly of affluent city dwellers Waterside bungalow/chalets undoubtedly who sought refuge within the wild and make an impact on the character of the undeveloped Broads in the late 19th and riverbank. Historically there was concern early 20th century. The growth of tourism that in some locations this was starting in the Broads was closely linked to the to become negative. For example back in establishment of railway stations within 1982 the Broads Authority was keen to the Victorian period and some of the most remove some of the bungalow/chalets on popular areas for waterside bungalow/ the River at and chalets were around villages with links to . Residents disagreed and the major towns and cities, and those which bungalow/chalets remained. Over time the offered existing recreational facilities. contribution that the bungalow/chalets make to the character of the area began Entrepreneurs to be more widely appreciated. When in 2015 the Authority, in consultation with Opportunity existed and an influential local residents, wished to add waterside group of Broads entrepreneurs, boat bungalow/chalets to its Local List, 58 builders and hirers, started providing waterside bungalow/chalets, including a tourist facilities that offered alternatives number on the , were given to boating. People such as John Loynes the status and protection of local heritage of and Herbert Woods of Potter assets. Heigham had captured early tourists with their boat offer and unsurprisingly other tourist facilities, including bungalow/ chalets, were erected in areas in close proximity to the popular boat hirers. Planning for waterside bungalows/chalets

Belaugh

Wartime use of Bungalow/chalets Many local people of the time were not comfortable with seeing the bungalow/ The two world wars brought new uses chalets being developed and what was for the bungalow/chalets. On occasion then considered the local distinctiveness of people from some of the larger towns in the area being eroded. Wider social issues the area, such as , used such as divisions between the early tourists the bungalow/chalets as permanent and the less affluent local people may residences when their main homes were have exacerbated this divide in opinion. under greater threat from bombing. There is also evidence of a bungalow/ Location, location, location chalet in Wroxham, Closeburn, being used as a Red Cross unit for recuperating The bungalow/chalets are unevenly soldiers. Within this period the bungalow/ distributed throughout the Broads, with chalets in some areas also started to high densities in some villages such as be used more generally as permanent Wroxham, Hoveton, , Potter residences, resulting in the mix of use we Heigham and Brundall. They are also see today, as both holiday and permanent predominantly a feature of the northern accommodation. broads. Several factors contributed to this, such as the location of early railway Controversial assets stations and main boatyards, and the distance to larger centres of population. As with many forms of development, Another important factor was one of the bungalow/chalets were not without aesthetics. It was the undulating and controversy. The bungalow/chalets were wooded landscape in the upper reaches of some of the original second homes – the Broads that was particularly attractive built not for local people, but for visitors. to tourists of the time. Planning for waterside bungalows/chalets

Natural habitat included regular, well-proportioned features. The roof was usually the In some instances bungalow/chalets dominant feature with generously situated in a more natural habitat of reeds overhanging low eaves and overhanging and trees were surrounded by vegetation gables. The early bungalow/chalets were which allowed even quite large buildings generally were single storey and not to fit less conspicuously into the Broads raised off the land. As issues with flooding landscape. Individual or small groups became apparent (for example River of trees could be seen on the plots and levels at Potter Heigham have risen) the planting was typically natural, avoiding bungalow/chalets were raised on piles to regular spacing and formal borders. The avoid seasonal flooding. dominant surface on river frontage was grass. Bungalow/chalets were sometimes On the boathouses were set back from the water’s edge on their often integral to the design, sometimes plot allowing natural vegetation to develop with the boathouse below and the living at the waterside. This natural vegetation accommodation above. Treatment at the and untrimmed edges supported the waterside varied but often the banks were growth of wild flowers and contributed retained by timber quay heading or natural to a natural appearance which also had banks in the calmer reaches of the system. benefits for wildlife. Our Planning for Traditionally mooring was provided off- Biodiversity guide (available on our river, within the plot of each bungalow/ website) suggests ways in which new chalet. This offered more protection to developments can encourage wildlife. boats, with less potential for obstruction to navigation. Historically, many of the leased On the waterfront plots at Thurne had neither boat dock or The age and design of the bungalow/ bungalow/chalet on them. Our Mooring chalets varies across the Broad with the Design Guide (available on our website) more elaborate qualities of the bungalow/ will be helpful for new developments and chalets upstream at Wroxham and the modifications. smaller and simpler looking bungalow/ A sense of proportion chalets downstream at Potter Heigham. Bungalow/chalets siting right on the The scale and density of the bungalow/ waterfront, such as those on the River chalets varied significantly across the Thurne, were traditionally simple in shape; Broads, as did their design – they possess the size and shape of these properties certain characteristics across different was determined by the size and shape of areas. The bungalow/chalets at Wroxham, the rand (that piece of land between river Hoveton and to a certain extent Horning and soke dyke). Typical characteristics that were constructed with a thatched roof of bungalow/chalets across the Broads and false timber framing had a ‘romantic’ Planning for waterside bungalows/chalets character typical of the wider Arts and Simple and fun Crafts Movement. Larger, more elaborate examples were built at Wroxham, within The bungalow/chalets often had a lower densities, set in larger wooded plots, sense of fun, reflecting holiday use, and therefore exhibiting a more exclusive sympathy for the landscape and their feel. Simpler and smaller bungalow/ location close to the waterside. All of the chalets were built in settlements such as bungalow/chalets were lightweight in Potter Heigham, within higher densities construction and timber predominated and smaller plots. Simpler and smaller as a building material for many elements. bungalow/chalets which were cheap Some were constructed on piles driven to construct were built in settlements into the ground or conctrete pads to form such as Potter Heigham, within higher a foundation. Others were constructed densities and smaller plots. However they on timber rafts or concrete rafts e.g. were often still beautifully designed, Whiteselea lodge. Walls were often with hints of Arts and Crafts and Art constructed with a timber frame and were Nouveau detailing. A greater variety of clad with timber, painted white or stained design and styles can be seen at Potter dark. Planed tongue-and-groove boards Heigham and the bungalow/chalets in were used, or rougher timber featheredge this area are more individual; one is even or waney-edged boarding. On most early constructed from a helter-skelter from the examples the roofs were thatched in local Britannia Pier at Great Yarmouth. Horning, reed, but others had metal sheet roofs a settlement in the middle reaches, such as corrugated iron and later felt roofs displayed characteristics of both styles of were also used. Boundary fences were development. designed to blend with their surroundings and have a minimal impact. Traditional fencing materials included cleft chestnut fencing and hurdles made from close woven osiers, hazel wattle or reeds. Local sources Local manufacturers developed their own vernacular style of simple, lightweight timber buildings, suited both to the uncertain subsoils of the wetlands and the need to transport materials, in the majority of cases, by water rather than road. Local builders included Donald Curson of Wroxham, the Farman Brothers of , Albert Oetzmann of Horning and Thomas Wright of Potter Heigham. One of Planning for waterside bungalows/chalets the largest manufacturers of prefabricated the area. They are enjoyed by owners and timber and iron buildings at the end of holidaymakers alike. Given their significant the 19th century was Boulton & Paul of contribution to the Broads we believe , whose extensive catalogues in it is important to help protect the best the 1890s ranged from glazed porches examples of these bungalow/chalets and and watchmen’s huts to large houses ensure important features are not lost. and pavilions. Boulton & Paul bungalow/ chalets of the period can still be seen in We have now included some of the the Broads. bungalow/chalets on the Broads Local List. Buildings on the List do not necessarily Limited services meet the strict criteria for National Listing but make a significant contribution to The bungalow/chalets had very limited the historic environment of the Broads. services. They were often lit by paraffin The List is a means of acknowledging and lamps, had meagre heating arrangements celebrating the best examples of local and no sewerage, with sewage emptying historic assets in the Broads. You can find into the rivers and broads, until legislation more information on our website. changed and it was no longer permitted. For water, deep wells were often www.broads-authority.gov.uk/planning/ constructed or drinking water was provided Other-planning-issues/protected- by nearby stores or captured rainwater. buildings/broads-local-list-of-heritage- The bungalow/chalets had little or no assets insulation but as they were constructed predominantly for use in the warmer Bungalow/chalets vary in condition and summer months such luxury was not are particularly vulnerable to change. often considered necessary. Most of the Regular and careful maintenance of the bungalow/chalets were only ever meant bungalow/chalets will help to retain many for summer residents. Their lightweight special details and minimise the need for and cheap construction was not suited to repair or replacement. However, given the ‘permanent’ buildings. Although over the wet environment and their construction, years many adaptations have been made bungalow/chalets can deteriorate if not and some are now used as permanent maintained. Elements of the building residences. then need to be replaced which can result in erosion of original details and loss of Part 2: Looking after our assets character. In addition, the requirements of modern living and the desire to extend Then and now can lead to pressure for development Many original waterside bungalow/ and further erosion of character. Total chalets remain in the Broads and form a replacement of a bungalow/chalet can significant part of the overall character of potentially result in a bungalow/chalet of non-traditional construction, particularly Planning for waterside bungalows/chalets

Bure at Horning in terms of detailing and materials. When One factor which can alter the character of considering work to a bungalow/chalet an the bungalow/chalets is the replacement assessment of the character of the existing of timber windows and doors using building should be undertaken. uPVC or other non-traditional materials. Similarly, replacing wall boarding with Repair, alteration or replacement non-traditional cladding such as uPVC If the bungalow/chalet or features of boarding can have an impact on the it make a positive contribution to the character of the bungalow/chalet. There character of the Broads, give consideration are many advertised benefits of PVC to the most appropriate form of alteration materials but the use of timber, both for or repair in order to best preserve joinery and boarding, is traditional in the this character, including detailing and Broads. The advertised benefits of plastics materials. For example: often apply to timber, but timber gives a traditional appearance not possible • Is it possible to retain or re-use key with many alternatives. Also, sustainably features? sourced timber is far more environmentally friendly than the alternatives, particularly • Is it possible to extend rather than oil derived plastics, in terms of both its replace the bungalow/chalet? manufacture and use. Colour coated • Is it possible to re-introduce more aluminium is an alternative to timber and traditional features or materials to plastic and can give a slim profile similar enhance the bungalow/chalet? for windows and doors to that of timber. Costs of these various materials are not • If replacement of the bungalow/ dissimilar. chalet is the only option, how can the replacement enhance the area? Planning for waterside bungalows/chalets

Extensions to existing bungalow/chalets Replacement bungalow/chalets Extensions are a common form of The waterside is a harsh environment and alteration to bungalow/chalets. In sometimes existing bungalow/chalets principle, extensions are generally may require replacement. In designing a acceptable where they would not result in building to replace a bungalow/chalet it the overdevelopment of the building or is especially important to recognise the the site, or would not impact unacceptably cultural heritage value of the area and the on the host building. contribution it makes to the wider Broads landscape. It is important to consider how Extensions should generally be smaller the new building could add to that value. than the existing bungalow/chalet The quality of architectural design of the and be sited to the side or rear of the building including form, shape, mass, existing building. The riverside elevation scale, size and materials will determine of a bungalow/chalet is often identified the contribution the building can make as the principal (front) elevation and to the character of the area. As with while extensions to this elevation can be extensions, contemporary design can make appropriate, they will require particular a contribution in its own right as can more care in terms of character, scale and traditional detailing and materials. relationship to the original bungalow/ chalet. A simple form which is then enhanced through the choice of materials, colour and Generally extensions will be smaller the detailed treatment of features such as scale and similar in design to the windows, doors and balustrades is usually original building although sometimes the most appropriate solution. Quite it may be appropriate to introduce a individual designs can still contribute to more contemporary solution, providing an overall harmony on the riverside, taking a contrast to the original design. account of the appearance and character Contemporary solutions work best when of the natural landscape and the other they share common features with the buildings in the area. original bungalow/chalet. Ancillary buildings Setting any extension back from an existing wall or down from the existing Due to the use and nature of the riverside roof planes can help the original plots ancillary buildings are often required bungalow/chalet to remain dominant for storage. These buildings should be which is often desirable. smaller and less prominent than the main bungalow/chalet. As with extensions, some reference to the main bungalow/ chalet in terms of shape and materials can help the ancillary buildings to contribute to Planning for waterside bungalows/chalets

the character of the riverside. require any form of consent and if so, whether a request for planning permission Security is likely to be successful. Staff can discuss Waterside bungalow/chalets can be alterations to bungalow/chalets and can quite isolated. The adoption of Crime offer specialised design and historic design Prevention Through Environmental Design advice. (CPTED) principles in building design www.broads-authority.gov.uk/planning/ and development could help protect Planning-permission/getting-advice- the cultural heritage of the Waterside before-you-apply Bungalow/chalets. http://designforsecurity.org/about/crime- prevention-through-environmental-design Planning advice Waterside development, including new and replacement works, usually requires planning permission. The Broads Authority is the local planning authority for the Broads. Policies relating to design, landscape and the historic environment can be found on our website. Buildings by the waterside are often at risk from flooding. Extensions or replacement buildings may require higher floors to protect against flooding. This can have an impact on the height and external appearance of extensions or replacement buildings. Seek early advice from the Broads Authority and the Environment Agency. The Authority’s Development and Flood Risk Supplementary Planning Document is available on our website. The Broads Authority offers a free pre- application advice service so that you can find out whether the works you propose Planning for waterside bungalows/chalets

References Williamson, T (1997) The Broads – A Landscape History, : Cornell, D (2008) A History of the Manchester University Press River Thurne Bungalow/chalets, Potter Heigham: River Thurne Tenants Association Wood, K (2015) Historic Waterside Bungalow/chalets of The Broads – The Malster, R (1993) The Broads, Chichester: significance of the waterside bungalow/ Phillimore & Co. Ltd chalets and the contribution they make Matless, D (2014) In the Nature of to The Broads is not fully understood, Landscape – Cultural Geography on the postgraduate dissertation, University of Norfolk Broads, Chichester: John Wiley Reading / College of Estate Management: and Sons Ltd unpublished Matless, D (1998) Landscape and Englishness, : Reaktion Books Ltd

Upper Thurne

Contact us: For more information and advice please contact the Broads Authority on 01603 610734 or visit our website www.broads-authority.gov.uk/contact-us