PROPOSED EXTENSION TO :
20 EGLOSHAYLE ROAD, WADEBRIDGE, CORNWALL, PL27 6AD
(REV. A) 2003: 20 EGLOSHAYLE ROAD Issue Status Date Revision Author Details 19.02.2021 - AW Issued for Planning RIBA STAGE 3: HERITAGE STATEMENT 22.02.2021 A AW Issued for Planning - Rev.A PREPARED ON BEHALF OF: MR AND MRS PATTERSON L IL H K A er
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r yn n b H R A 1 k e T r H Depot o AT P a IV 7 i C d M S B g o ST E f h ttag ie W ES l D B 6 Purpose of the Statement: e r a e 3a a H R te Issues 2 in i St D 3 r T g b
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h 1 o EVI i f 1 4 1 l c Sub Sta a o an h l R a 7 4b F L en e l 5 4c L d 's IN Alpen s sb G T u r R Rose e rg O d Trevarner
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Allen Trevarin 1 B 4 1 d PI House OR n G U FIGURE 4 Car Park House Coombe Florey GY I .6m A 60.3m 11 PA LA s The k 4 BS N Mud r Lodge 1
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C A 1 3 House o es Y Trenant This Heritage Appraisal and Impact Assessment has been compiled as part of the Planning R m t OA Mill W
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1 1 h of a two storey extension to the rear of No. 20 Egloshayle Road, Wadebridge. It should be read
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M 6 r in conjunction with all drawings and other supporting information submitted as part of the ) a
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O S It is considered that the proposed works will not only provide a building with an improved internal W 6 P
Hamilton hit s b 3 4. ( e e e 1 tt Hou l 7 e se C h T Court 2 F 4 r Green o t r T s
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c k 1 4 r r GA n R Highview e 6 o d e R C m TCB 3 n 9 layout and connection with the house’s main private amenity space, but the works will also greatly K n El Sub Sta
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OR r l L a 3 t 2 I Po M FB M B t 67 9 improve more recent poor quality additions to the building which appear physically tired and
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L er L r undertaken to the historic fabric of the main house to continue and secure its long term physical
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b a i u Location and Character of the Area:
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L es View 3 The Old 3 6 7 r Vean 9 n 1 W R 1 e e N D Ordnance Survey, (c) Crown Copyright 2020. All rights var o ES cr en St n ESC r Asouan Vicarage y E th n EL Ashdene e n l e R ey k
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o i I st r ti Wadebridge stands at the head of the Camel estuary about 13 km (8 miles) from the coast. It is the d a a N 1 u Herons Mill
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n 3 a t first inland crossing point of the river. Today it lies at the junction of the A39 and A389. The town is
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4 1 positioned in the valley of the River Camel at its lowest crossing point where the estuary becomes al d Rugby Football Field
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e 0 MOW r 4 HAY ar 8 6 M T 8 E 3 B 1 A 1 DOW 1 41 the river, and at the highest point to be reached by larger boats. Woodcott
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3 No.20 Egloshayle Road is Located on the Eastern side of the town, set well back from the main
(disused) 1 3 Apple 3 Clapper Trees Pond
Pond
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7 The Riverside 2 Fresh Winds Egloshayle Road and built into steeply sloping ground running perpendicular to the River Camel. Pond Culverwood Lodge
Pond Park Villa
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Wadebridge Town D a rain r 0 ) D .9 1 m m u ( Wadebridge is a thriving town with a population of around 8,000 people. It serves a wide hinterland R H h t
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w ML e W r vi Mud r far ai n F n Mud i T d Mu M
ean 2 Hi gh W with a farming basis but also as a popular tourist area due to its proximity to the picturesque ater
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k 0 .91 M m L RH W MP 1 BS Shareven Camel estuary and the North Cornwall coast. This has successfully developed over many years but Def Fernley Scale 1:5000 49.8m Spring k Tra rac ck Primrose T 0.91 Kimberley Cottage The Wills m R H F ¯ 0.91 F m RH H R U m n 91 d 0. R nd particularly during the last thirty with the re-use and creation of the Camel trail cycle route which Reproduced from the Ordnance Survey map with the permissions of the controller iv U er C of Her Majesty'sStationary Office © Crown Copyright. Unauthorised reproduction am e l y 0 Wild Railwa infringes Crown copyright and may lead to prosecution or civil proceeding. s. antled FF 9 Dism 1 Hollow m FF Und k c R a Cornwall Council 100049047 H r Hall T MLW M Pond e Uplands a utilises the former track bed of the Bodmin and Wadebridge railway. Primarily through its riverside P n a M Ash th H L ( C i u g W Meadows m a m h ) W Jacob's Creek e nd l U T a Def r t a e il r Old School House setting together with its historic buildings, wide range of commercial and community services as Fig 01: Wadebridge Conservation Area Character Appraisal - Fig.4 “Character Areas” well as good connecting roads make it also a popular place to live.
1 OAK VIEW ROAD
1 46 Summer Field Walk 18 Conservation Area Appraisal: Dukes Mead 6 16
Penmeneth Church 14 7 19 5 Although not listed, No.20 Egloshayle Road is located within the Wadebridge Conservation 7.0m
The Wills 1 10 Hall 14 Area which covers much of the centre of town and the Eastern edges of the River running along
Old School House Jacob's Creek 8 to 10 to 8 15 11 Egloshayle Road. The Conservation Area was designated in 1992.
18
Church 16 19 14
1 14 The proposals have been designed in accordance with the general guidelines set out by Historic 15 17 England, including publications ‘Informed Conservation’, ‘Conservation Principles, Policies
17 15 4
4
LANG DRIVE 1 to 11 20 and Guidance’ and the recentlyLANG DRIVE issued ‘Conservation Area Appraisal, Designation and Management’. 7.8m 1 to 11 20
River Camel 7.8m The planning policy context for the site comprises Policy 24 (Historic Environment) of the Local Plan Camelside Cycle Track 22 and Section 16 of the NPPF (Conserving and enhancing the historic environment) whilst Section 22a
12 to 18 23 River Camel 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 provides the legal context, it 10
1 to 7 ED Bdy Camelside states that: Old Cycle Track 7.9m Chapel 27 1 to 4 El Sub Sta 22 Cycle Track
28 “with respect to any buildings or other land in a conservation area, of any [F1functions under or by virtue 22a of] any of the provisions mentioned in subsection (2), special attention shall be paid to the desirability of 12 to 18 23 31 Tides Reach 32 preserving or enhancing the character or appearance of that area.”
9 to 12
Fig 02: Location Plan Fig 03: Existing Extension 1 to 7 ED Bdy 01 LOCATION PLAN - SCALE 1: 1250@A1 Old Page | 2 7.9m Chapel RIBA StageAwA 3 Heritage Statement | 2003 - Patterson | February 2021 27 1 to 4 chartered architects R I B A Cycle Track
RENOVATIONS & EXTENSION TO: BLOCK PLAN 01 20 EGLOSHAYLE ROAD, - SCALE 1: 1:500@A1; 1:250@A3 WADEBRIDGE, CORNWALL, PL27 6AD
MR & MRS PATTERSON
LOCATION & BLOCK PLANS
PLANNING 3
01.12.2020 AS NOTED AW AW 2003 PL-001 A .\xref\A00.000 Series Str
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2 s QU a lo 9 R The general identity and character of Wadebridge’s Conservation Area as defined within the general identity and character
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C A 1 3 These buildings may no longer exist es Y House o R Trenant m t OA Mill W
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5 0 C 1 section of Cornwall Council’s ‘Wadebridge Conservation Area Appraisal’ (March 2013) describes the conservation area as B h T E
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1 6 h u i k ttag n k k M 2 u 6 o w “Wadebridge is a popular destination for tourists due to its proximity to the picturesque Camel estuary and the North Cornwall coast. m 1 r al R n o 6 t g S o C u n
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37.7m
T S B u C 41.5m 3 L d 4 4 o 2 1 b B ta 1 a 27 o r 1 ti sca BS y S r t 4 o m o
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Hamilton hit s b 3 4. ( e e 1 Furthermore its riverside setting, historic buildings, wide range of commercial and community services and good connecting roads e tt Ho l 7 u e se C h T Court 2 F 4 r Green o t r T s S s OU y 4 a a r 9 1 rr 5 u De ft c a r 2 o 6 P S Hill L E t c N N k 4 Newlyn 2 h k
A N Post's 0 L e H VE
T Hotel
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1 A u r H W Car Park d 3 L R 4 D 2
ay r 3 K H o u Y 2 2 N C o L e H th R
M 8 F E G 4 er OA E
SD 3 C ST PO s 1 Whiterock T1 D M
we a PL R 9 t t M o OW 3 o EN
S PO e 1 1 b 2 53 Lodge u EEN
cn S A a M N l 14 1 Sinks 5 E Play Area c SO T to 6 Mud h 1 Par 1 K R 1 T EL
5 Tr Nancres S GR
OA WADEBRIDGE e 1 7 N
Jubilee ken 0 1 T Town Hall 4 3 EN
r ace sa A
e D r GW D 8 Ed g Cottage 5 a Ter 34 R R g W rr P e e A y M T C B
c y k 1 R 4 r Highview re 1 GA o n d e 6 R C m TCB 3 K n El Sub Sta n 9
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l b R u 3 1 A eved e o a 7 n 3 House wet R The o 2 OA F rl 1 t N P
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St P Pin Mews T 30 M u
OS M P l 8 S make it also a popular place to live. The main part of the town dates from the eighteenth century with significant development from -C l l a ar 5 Vin W 4 r l Pr B el 0 l E GarageT 2 8 ev E ea 1 a r 6 C en se 0
i r L d mi c k er u a
mar A t et 1 e r o 5 eo Gr o r D e ace ce h 2 e
n T PL ll Garage r h EGL k1
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h 7 9 0 C 9 W 9 1
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H 1 1 64 Cottage 2 e Juliett a C 1 R yn r 1
r W A O 2 1 66 a 3 L C MLW 42 69
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4 Kimberley
a 9 The Old 1 e
C POL FB 4 71 7 n 1 h Villas s f
1 d Bakery 72 lla
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K 9 5 Y the nineteenth century based around the railway. The small settlement around Egloshayle church has medieval origins. The town
i i E 0 R SOU
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cr ttage l R t O 1 I GA
to es 1 1 I h A 5 e a A F 1
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n T 1 T 6 M 2 1 1 R ft 5 M e 1 W Club H 8
L Centre ER 0 D 4
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Bowling Green S 4
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ath 6 a o 2
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l l o Sch 2 Court d u 4.3m cr r H v Above Town
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est a H R 1 et P e 1
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H Sta gfo 24.2m s
in Bridge 5 1 e A e r 7 3 Y C Boduel
I Sp 7
1 9 Betty A o
1 T g 2 t
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r R 3
7 1 4
N R Fisher 9 3
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ld 9 am Playground 2
7 GL ss suffered from traffic congestion in the later part of the twentieth century, but this was resolved by the building of the A39 bypass and e
fi 3 Je Heather Cottage
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ay Centre 1 e M 3 ag
1 Hall y Co tt N
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2 C H 8 b 1 l te Or e El LB Smithy
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u 1 2 R
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1 lu sa F r 2
T C u E s l e 9
Market Place val ER r 5 1 e r 8 2 Orchard Tr c s t 5 evu TP r t C Cottage e
N a A Play Area 9
W e i 5 l
g o M e 1 R 4 L 3 POR 2
L d 0 al o 2 e
9 C M ttag
1 d 1 EA 97
M r 1-8 rt co D EI 7 n Above Town 1
en k n A IN 8 i
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B o o L GU W 5 Bungalow o 4 I e
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i l s 4 a the interrelated A389 Egloshayle bypass in 1993. Wadebridge has a full range of facilities relating to education, health, shopping, l t t e s
Sta l 9 The Orchard E e a t 8 GU 2 El Sub Sta Council e 0
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e C 5 EA Egloshayle Playing Fields 0 le 1 th I 1 c 0 itt 5 r d N L
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en R se a ttag p
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ld H k PA d 1 C e 7
fi T H D s 1 T s L
Gr n i Water 1 Dowdrey Cottages
L ly n e R R P igh 0 I e L
1 n H 5 I Well 5
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r A d a 1 L
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C n c D t P ide BS h 0 ls 1 Hil
h C v Pen e
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l L h e iv e 2 awe v r n e
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Garage D la y e C C
n 7 2 Pavilion
u d 7 w s o k r 2 a f th n 2 C 9 0 GL tr a c m e
E 1 ev h o s a e 1 r C y F 0 D 9 a l
e C O r r 6
t a n ER East T 1 A k 3
a la e A n e 7 1 2
W R d 8 r n View l Mud Me
W 2 tw c an L N 2
B n H 3 h ER ra 3 y igh
g M T R N a Sh e W t 1 u
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H OO e r 2
H r EI p 2 P Riverview estn
n r i T 4
l i 8 h
1
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W n u am s 3 o
1 o T R l q 3 C V R 7 h h l t Earl of
ig OA R e K K a er s 1 K e v Pen leisure and recreation and there are daily bus services to many of the nearby towns including Padstow, Bodmin and Camelford.” A H 0 cto R ok L n R 2 r R OA o ar le 14.8m Radfords St Vincent a y n y Lower Town e D le A n M PA A D g is y e o P
In a N n P 3 d (PH)
Greenport rv c Cottage o
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tt g th le h o Green
l C B 5 d h r n e C Polwhele H W
2 Po 4.3m 3 2 Gables
7 El H
n Wisteria Molesworth W I T 7 m e Trelinden GH LB 3 R
W sl rth 1 F Farth in gs
7 Coopers o ER 1 1
6 e B Me 8 1 2 Cottage EW H 8 3 Sp ig u e NL t 5 Cottage o M h rwo ov GA EIGH r g e at d ER r r o i lg ha R e 1 n e b
n l p i
o i t D s OR g r 2 d H a EN a 5 r tr a i
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e e Mo e
NTL B r l lesw Waimea o 1 o T 2 rth 1 Post l 1 Row e r d n A 0 e 4 W Sp o D o H R
o m m i E i e .
3 C u N
k e n m n 3 ER 7 0 ST
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. H e m G o n
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l a P H a B 4 y h r l 9 K K 1 H The Earl of e th tta M A TCB IG T 1 e L R 4 St Vincent H T o
rn R t L E V K Hall R 4 C s e W (PH) en A lle M 1 Th L n e
wo P e e L Court Place D A
tn h Ea 1
2 e a N L
c h r RO i
T o 1 W AD r E A
y d 6 e
o R T M Mud
o t Mud N
te r a t LB A y a
T L Thorncliffe u 7.0m The Cottage E 0 r 1 l
n i v d W H n
5 s 8 I
4 t EW 1 o u 5 r wi am N H gh u t 28 32 IGH Hi Pond se re Andes
an 2
T na ER Me r 4
o R H FER ack 1 4 l Church r
am ey 2 2 T R ed 2 e L B c N 2 Villas o o ro L m 1 o s ft E F Ca 1 f p E IG ER River e s The Barn s ol l H 3 The v S 6 1 g n T an 30 u R 2 Coach House OW s W D N a e St Petroc's b 1 al r d
ew 1 C t h S L 2 er o a e t a ER Vi tta m t EI a 1 r a a n GU W 2 l g c Cemetery r e e h 9 a Church o I g i d GH N i n H k i
M 6 3 E H G
Queens V
c l I 1 T ff 1 1 3 A Alnut Clock l n a L
r i e a e C l e 7 POR o 2 e r 8 L n p C b 6 M o 2 an B p s D e Tower l 1
e r 3 T Lodge e t ffw Avalon ce ch Park n a R
a
e O C OA T 3
s M
2 L The Old
n 6 3 9 r Vean es View 3 W 7 R 1 e 1 e D var o ES cr en St n ESC r Vicarage y Asouan EL E th n l e Ashd ene e ey n k
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2 VI ld ver er
an F er mb r y 1 k O Pl Pen al n 1 Open- N o e I v b T 4 c Chygover o r Pond W t R M vo n o VEN a E RK I The Area Appraisal goes on to broadly define three main areas of the town, each with a slightly different character. Wadebridge T PA e e r 24.2m NION LB r d Windows R T D REVA GL K T T aw th i A l n T en s R e R b o O r ea
0 n W
a EVA T 2 t 6 H
R 3 i s
n 1 v Crosses 4
D 1
S N g
3 a Po 2 1 ev 1
9 o 1 I 9 lwo ON 1 e n Bowland o ON n b st ti
od i I r l a a u 1 Herons Mill 0 N P an 2 Pen C
S Sa A 2
4 M
3 ti l R 3 a
Glen wood re K 1 EVA E Lamorna Peto m R M Ph T
6 i
lmo e e EGL Cadwin
Ru st icus 6 a l
n M n OSH H 3 4 t 2 6 TW 0 I O e A GH
H E ESS 2 YL 3
3 2 a 1 T ar E
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wo n
8 6 O ER EES 1 w A i A o 0 Club D g
d 1 OSE g
7 1 h
H 1 L L 2 T PL 2
r A i C 8 3 e Pen Timaru g N W
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G Iva ON 3 D r a 3 a e T Town itself, The Riverside Area and Egloshayle. These are highlighted in Figure 4 of the Appraisal and included here for ON 1 e n R C
ar W n Or t h I 6 A o n 3 G 6 i am e
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d reference. 8
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T n 1 C o 7 Greywalls i L D n r 4 a The Co lo men dy EA in va
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L No.20 Egloshayle Road is Located on Eastern side of the river, an area defined as “Wadebridge Town” within the Wadebridge 8
h
t
1 a 3 Pond
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3
2 1 0 1
2 M 1
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1 3 Apple 3 Clapper Trees Pond
Pond 2 2 Clapper Cottage
D 5 4 o ) v m Early C19 e u c ( o th Culverwood te
a in P 2
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7 2 Conservation Area Appraisal (2013) and described as: Fresh Winds
Pond Culverwood Lodge Late C19 Pond Park Villa
n i
Drain a r
) D 0. 91 m m u ( R H h t
a
P
w ML e W r vi Mud Early Cr 20 far ai n F n Mud i T d Mu M
ean 2 Hi gh W ater “This is the commercial centre of the town where most of the shops, banks, cafes and public houses can be found. There is a very good M LW
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k 0. 91m M R L H W MP 1 BS Shareven FB Def Fernley 49.8m Pond T survival of historic buildings in this area mainly dating from the eighteenth and nineteenth century. The combination of industrial, Spring ck rack Primrose ra T 0.91 Kimberley Cottage m R H 0 .91m Scale 1:5000 RH H R U m n 91 d 0. R nd iv U ¯ er C am el ay Reproduced from the Ordnance Survey map with the permissions of the contro0ller Wild ntled Railw F .9 Disma F 1 Hollow d m FF Un k c commercial and domestic buildings in this area make for richly varied streetscapes with a variety of building styles and scales.” of Her Majesty'sStationary Office © Crown Copyright. Unauthorised reproductionR a H r T MLW M iPnonfdringes Crown copyright and may lead to prosecution or civil proceedings. e Uplands a P n a M Ash th H L ( C i Cornwall Council 100049047 Meadows u g W m a m h ) e W nd l U T a Def r t a e 21.3m RH i .91m De l r 0 De f f NE H ERAVEN LA TR R 0.91m RH m 1 0.91m RH 9 T B . Pond 0 r o a u c n k d a r y
S t o n Fig 04: Wadebridge Conservatione Area Character Appraisal - Fig.1 “Historic Development” Heritage Protection Considerations:
Str
e ST T r ath D x e OSE g L C l eau N o C in am L OA
l et h ER
o a L EER 1
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h SH 1 I b M 3 I H Tank L er C L F K The Beeches r e er o ittl 7 S e B o e R i a wo a m EW D
r n r n b H A yn 1 T R r k e T P H Depot o A a M IV 7 B i C d T S g o S E f h ttag e ES i W l D 6 B e r a e 3a a t H Issues 2 R e St in i D 3 r T g El b
d R M e
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Heverswood an 4a
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Bureau 16.8m T 1
Allen Pencarn Trevarin 1 BES 4 1 d PI House OR Un G Car Park House Coombe Florey GY I .6m A 60.3m 11 PA LA s The k 4 BS N Mud r Lodge 1
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(T Pumping Slipway W OSE 6
r 5 L 8 y 1 1 FIGURE 2 C ack) a ) IN F Station w (PH An Tyak FRANKL W
lip ring 5 Sp a As noted, No.20 is contained within the Wadebridge Conservation Area. There are 40 Listed Buildings in the Conservation
n 6 1
D S In 0 n 2 1 R Gardens e re Trenant r o g ip ar d El Su b Sta a C se Cott ra h 14 W ea Farm i o a S M
n M G
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9
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a West Croft 8 Area all of which are listed Grade II apart from the Wadebridge Bridge which is Listed Grade II* (as well as being scheduled)
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e to n Co urt
SL 10 m 2 1 8 H u M Po i ( r g th EL th h r a meo W o TR P H a rt EVA 7 59.3m and Egloshayle parish church which is Listed Grade I. Evidence suggests there was a settlement in the present location of an
r A t 2 R E
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OR D e B o R r 6 ID y N o G 1 to C 7 K
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a n i M 2 K t g 1 Gr Or S u GP House R h St D Q h d
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yn SSI n s 2 ER
I Tourist Information Centre 46 2 R g 2 B Sub Sta 9 W M 3
2 T
M Crinks 6 r
) a
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1 Wadebridge as early as the Bronze Age.
2 3 Dukes 1 c C J m 6
The 7 k
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4 Mead 1
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Per Ed y H w Bridge 2 2 H 4 Church w a Old Bridge h
om Park d o o H t 6 a l GW
a s T ys u u k A Medical a er l 5 EL
d The Old to s k s e A P
r R Centre VON 7 ace n e e e r 5 an Coach e B Treryn l r 7.0m 4 OU 3
E The Wills 2 C
House 6 L
ter E 0 OSE C 1
d R 0 Penmeneth
1 A Hall )
es 1 m
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t M o (
W PL y 1- 6 t Old School House
OA 6.9m
ar 8 th
S T 7 s 4
10 E er a 4 i 5 53.8m 9 N n t P Linden Lea 2
25.5m b r e o D Harbour House 4
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se S l 2 1 0 1 1
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m e EVA r g 9 I
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u 1 o Jacob's Creek 2 49.5m
El 8 r a N 5 letts C 3 D r 2 6 es h 2 SO 1 4
ts 4 8 ag 1 2 al Green Acres
92 W e PC le
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6 3
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W o 7 O H t m 2 T m C
1 g
g 8 t 4 OR EGU Valley 29
0 Garage 2 l 34 35 El Sub Sta h 8
ai Mud 1 8
0 3 R l H 4 ai r a B i e View 5 c t T 2 9
r 8 o B SW Mud o 5 47.0m
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6 C u W S n
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s Camelside l 1 u OX 1 Sch Ol 2 k 0 a M e a 1
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9 e 2 d e m T r el U 3 6 o 5 Bay o 2-2 a 1 r 2 D n N
62 2 Store n 2 a 3 ir
o 56 r e i 6 Cottage
8
Hotel c M o 4 5
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1 m 1 ser 2 i 1 1 h 0 9 h 6 Club 36 6. Hotel Ju A
M S to W In the endorsed Wadebridge Conservation Area Appraisal (March 2013) number 20 is highlighted as a historic building. The
O s n EN L t 2 W F 1
ESW Pos R 7 ip 1 SH
R 44 H 7
OR 46 3 e R
F a
7 o
4 R 5
1 Po r
T 8
1 H TCB E u A A o a t 7 se 1 2 e
l STR l l Old M
i m EE 3 .
c T u r 9 EM 3 3 S r e 6
R . 9.7m n m Chapel
37.7m
T S LB u C o 41.5m 3 d 4 4 2 1 b B ta 1 a 27 o r 1 sca BS ti 4 y S r m to T o 6 C l 4 o r
n 1 to t P l n P 3
S C 8
C ) b K C a 3 4 C e 1 1 a u 3
o y 4 o a o r
R t 2 y 1 r m 9 ttag C
te c 1 6
T 8 2 he b m k 3 W o P u l O S 6 hi b
Hamilton te s 3 4. ( e e 1 H tt ou l 7 se e C h T Court 2 F 4 Green r o t r T s
S s 1 rry 4 OU a a r 9 De 5 u c a 2 oft 6 r P Hill S c E L E t 2
N N k 4 Newlyn A h k
L Post's 0
N Hotel e H
T 8 o V
1 y 3 I w
2 1
r u L
1 D T
3 L d s L R 4 L mar 1 ET 1 P PE R T n e
A A A t Car Park i I
u r H W d 3 3 1 L R 4 D 2 H 2
N ay r K C o u Y 2 L th o e H R SD M er 3 8 F E G 14 OA E
T C ST PO s
Whiterock we 1 D M 9
ta PL R t M OW 3 o
o S PO 1 EN Lodge 1 ub e 2 53 cn EEN
S A a M N El 14 1 Sinks c SO 5 T Play Area to 6 Par R Mud h 1 1 K
1 T EL
5 GR Conservation Area Appraisal also notes that No.20, along with numbers 14, 15, 17, 21, 22, 23, 32, 33 Egloshayle Road, are all T Nancres S
OA WADEBRIDGE r 1
e 7 0 1
Jubilee ken N 4 3 T Town Hall EN
r ace sa A
e D r GW D 8 Ed g Cottage 5 R er 3 R g a T 4 W rr P T e B
e A y M C c y r 1 GA
k 1 4 r Highview e o n R 6 d e R
C m TCB 3 K n El Sub Sta n 9
2 a o ET 1 b 3
l u 1 A eved e R o a 7 n 3 we R The l to House 2 OA F r 1 H N P
3 7 o e an t
m s 1 GA a h 7 ft o D l u ig 4.7m R t
1 Old o Polmorla 1 S ro n C Po H h s A b 32.6m
P Pin Mews T 0 M u M l OS 3
-C l P a 8 S l E ar 5 Vin W 4 r l el 0 l r 6 GarageT se 2 8 evet E ea 1 a k C er en 0 a
L d mi c A u
r o t 1 Gr o re D e ace ce h 2 e 5
n T A PL ll Garage r h EGL
e i k1
8 2 10 al en O L H 1 1 W R 4 4 rla 6
The W EL 1 lmo 3
7 away K Po 6
2
h 9 W 7 9 0 C 9
Orchard i 2 K l 1 te 1 l 61 O C fe D 5 r R e l A D
o A a e 62
c E e O A 6
h 1 R 7
k T Sn Brae 1 4 3
I tt R 0 2
7 B W
5 O 6
T o 1 2 5 1 6 e H Cottage C 2 4 Juliett a 1 R 1 yn 6
rr W A 2 1 6 3 O
a L C MLW 42 69 1 W c o m 1 P me 7 1
u i L 1 2 l 0
e 4 l EE defined as a late nineteenth century large town houses,“built during the town’s heyday”. Although noted as large town houses r a 3 OR t 2 IL FB M B t Po 6 9
M h 7
JU 68 D 3
4 Kimberley a 9 The Old 1 e
7 7
C FB 4 1 POL n 1 f h 1 Villas s
d Bakery 72 la Gl ap 2 il
1 ll V
C 7 3 1 i
1 3 1 H a 2 3
Gr el Cinema 0
6 M LB 1 5 Library n
wi y 1 7 D e
7 9 4 e
3 8 Whiterock 5 r ed T c EGL 5 A G e 3
l 6 5.8m 6 63 O 0 ysto d er l 5 7
OSH 5 R
r 9 e 6 K
o o r 5 7
H W r x 8 R A 5 D A C T ace D P YL 5
K 1 5
i s E R 9 Y
l i o h 0 SOU E 4 l n n 1 PA 2 a 62 5 EL
cr ttage l R 0 RO 1 I GA
to es 1 1 I t A 5 e a A h 1
o 1 2 F D F
n T 1 Job T 6 2 1 1 M ft 5 R M e 1 Club H
W ER 80 D 4
B ar L Centre 24 1 r 0 OO E
M 2 5
H ar 1 4 e y 7 6 R
an 1 N L 4 8 N 9
0 TCB 4 v Bowling Green B S 4 1
o 5 2 7 B S i n k
l 4 r 4 1 ser 2 8 Mud
1 6 r o W 2
u o ath 1 Polmear R a c o H i u
en 6 The Barn, 3
e w 7 A 2 4
se w N Elm
i 1 d 1
a o s l D Y 1
l l o d Sch H 2
cr Court r u am v 4.3m Posts Cottage Above Town R ce u o OA 2 o a W 1 g est a R H etj 1
Gas Gov m to e P e y r 7 8 5 B a 1 Pl l b 7 e 2 s 6 h K T e in
a 3 o u R h n t e L t e l Health tr P Th 4
S al P C T h a a TCB no.20, nor any of the immediate neighbours, are defined as a “key buildings” within the Area Appraisal (p.51-52) and neither are
2
2 PA 6 B en 4 r A
b 7 1 b 0 Jo 5
. 2
o H e k o 1 Centre
u sd R t t C Tennis Courts 3 S ve
S I 1 n o l m E T m
1to52 0 o
l A 4 w
u W 7 s EN n F R1
E ver 7 o t o
o mo t o s ll PC D
i 9 t e a 8 w 1 n
o r e marb 7 R
R el 1 e on t
4 r
St Breok d u t T o e 2
B Amb G
s Olde o t
i Clowance o Shelter Foot GA
d C n Car Park W 1 i e 7 n te PC R Market D fo o
H Sta ing Bridge 1 24.2m s
r 5 e e Sp 77 3 Y C Boduel
1 I 9 Betty A o
T g
2 tt
A O
Court 4 K
D Posts 3
E a R
r 7 3
N 1
4
Fisher 3
R 9 e
E 3 1 1 3 n
0 i
R a 9 am
7 GL ld Playground 2 ss
fie 3 Je Heather Cottage
O G
ay Centre 1 e M 3 g 1 o tta
8 7 Hall C N
C O way Li
l I ly 2 a 0
6 3 l n C K t e 3 Sh o
o a Sta Gr The Old tt a
5 N g
9 e
El e 2
H 8 b 1 l C te Or e El Smithy
L Su er L r LB
y m 9
em 4 p
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OS B
A V E n
as L 2
H d h
Mud 7
10 u i el
u 1 2
2 R b tte h 6 n 1 lu sa F r 2
C u s T e 9
E val ER 5 l Market Place 1 re r r t 8 2 Orchard T c s 5 evu T r t P C a A Play Area Cottage e
W e N i 95 l
g o
L M e 1 POR R 4
3 2 d 0 al 2 L
o 9 M e ttag
1 d 1 EA C 9
M t 7 n
r 1-8 r co D EI 7 Above Town
A N 8 i
en k n 1 O I
M L they listed. u
o t R G u
e o L 1 M
o L GU 1 W 5 B o o I Bungalow 4 H
G H e e
et r C Gl 1 2 e The 1 1
B w a eq h R 1 H K a n T an e G n I
r at Liby OA l n GH Forge
K B e y n 1 e
H 1 a C 1
1 d r n Egloshayle Pe H
RO aem i M d 0 ER sco D c 9
E ar r o 1 i 7
T 3 g i
I 1 Car Park o
5
9 1
H a e 0 g
2 8 2 i 0 ar e 1 1 h
W The a 1 Twr c C h 5 T 4 4 k w L ER 11.0m e y ie 19.4m Pond r W airv Fairwinds A IGH Fire V r W P F H Orchard c o N
i a l s
l 4 a e t l 9 E
t s The Orchard Sta 8 a 2 e Council GU t El Sub Sta 0
s e T T
1 6 r o seath 2 R 1 r OW 3 GU 1 d I r Chy Lowena Coronation N 9 a
o Offices 1 3 1
e C 5 EA Egloshayle Playing Fields 0
th I c ittle 0 1 L r d N 1
5 a e l Pi 2 k r C g 1 i k Sa o wo y m f EA POR ER 1 t h in ny f Park 1 3 C K n o p E 2 wen u P POR a Camneves
en R se a ttag p
o u 8 T n OS Cold Rock L 1 e o r i L ld PA d n
e H k 1 C
D fi T 7 H
s
Gr n is T 1 ater 1 L
y R P W e Dowdrey Cottages
l R h 0 I L
1 L n e ig 5 I Well H 5
1
2 a G C an 1 L
n t r OA h e o M
OA a 1 M
T e 6 r t
r A d 1 L a 8 eu a t
R C n P 2 BS
c D h lside
1 Hil 0
h v N yn C Pen e 2 R
C e d i 1
l L h v e n 2
E awe ve n e r e y s a r 7
la y e C MLW C
Garage D n 7 Pavilion
w 2
th u d 7 r s o k a
C 2 f 0 GL ntr 2 a 9 c m
E 1 e h o s a e e
r v C y F 1
9 l 0 D
e C a r r O 6 1
t a n ER T A East 3
a kl e a A e 7 1
W R nd 8 r n View l Mud M 2
W 2 c ea
L 2
B n N tw n 3 h ER N ra 3 y Hig
g M T R a Sh e C h W t 1 u
i OO EW em L K r ate Shadows
H H r p 2 P r 2 Riverview
n r il T EI i 4 estn
1 1
e 8 l 8 h a c 1
e t 1 o P a mb H o Terrace C e te 3 a EW K te i G o
M I A l ttag
W n u s 3
am 1 o
1 R lo q C 3 V R 7 T l t
h h K a H er Earl of g OA R e s 1 i K e K v Pen H cto R A k n R 0 R OA o L ar l 14.8m Radfords St Vincent 2 r o e y Lower Town a D y n A e le e n P M PA A D g is y o
a n P In v 3 N d (PH) o
Greenport r c Cottage
e y
1 G E w a 9 LB a r s 1 St e l th B
ti t
r
W 4 n e Ivy A
2 EW e r
L v o 1 B a M Sp o L T Chimney s N t w 389 s n 1 r El in u n r in wer o 5 g m e to a C g s y g m ls n i tt 1 o fi n e i 1 Raydene l y r e h r 1 Pond
tt e ig th Pe le C o
l r n B Green 5 d h e C Polwhele H W
2 Po 4.3m Gables 3 2
7 El H
n Wisteria Molesworth W I T 7 m e GH th LB Trelinden 3 R
W sl r 1 F Farthin gs Coopers 7 ER o
8 2 Cottage 6 B 1 1 Policy Considerations: e Me H 8 1 EW 3 Sp ig u e NL t 5 o r Cottage at ER M h rwo ov GA EIG g e d r r a o n e i lg h R H e 1 b n l p i
g o i rt D s OR d H a EN a 5 2 r tr a i
fi b S u n L e e ttag e e Mo e 1 NTL r l lesw
B Waimea T o 1 orth Post l 1 Ro e 2 w 1 d n A r 0 e 4 W Sp o R
o m im i H . E D
3 o e C
e u m n 3 N
7 k h n ST e ER
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n 2
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ees a e l r P B a 4 y H h r l a 1 H A The Earl of e 9 th K K tta M TCB I L G T 1 e R 4 St Vincent H T
rn R o t L K E Hall 4 V s W R e C e (PH) en A ll M 1 Th L
e n e
e L Court Place A
wo h Ea 1 D
tn P 2 L
c e R a N h r
T o 1 W OA i A
e D ry E
o R d 6 Mud T
o M t N a t a Mud A
te Thorncliffe LB 7.0m The Cottage
r L y E 0 Tr 1 u W H ln
n i v d 5 s 8 I
4 tr EW 1 o u wi 5 am H gh u t 28 32 N IGH Hi Pond se re Andes n ER Mea 2 T na
or R H FER 4 ck
ey 1 24 l Church Tra ed 2 e Lam R B c N 2 Villas o o ro L m 2 1 o s ft EI F Ca 1 p River s fs o E G ER e The Barn l l H 3 The v n a 30 6 1 g T n S R 2 Coach House OW s u D e W N a a b 1 St Petroc's
l r d 1 2 r ew C t h S L te a e o a a r ! ER Vi tta m t EI GU 1 la a n W 2 Cemetery r g c a e e h 9 Church o G IN ig n i d k i H
M 6 3 EA H G !
1 T Queens c l V 1 1 I Clock ff l 3 n a Alnut
r e H L i a e e 7 POR C l 2 e r n o b 6 M 8 L p C an B p s o D 2 e e Tower l T 1 Lodge
e r t ffw 3 Avalon ce ch Park n a R a
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T s M
2 The Old
n 6 3 L Vean es View 3 r 9 W 7 1 e 1 e R D o var n ES cr en St r ESC Vicarage y Asouan E n l EL th Ashdene e ey n k e !
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2 VI l ver ver er
d F mb r y an 1 k O er n 1 Pl Pen al I v Open- N o e b T 4 c Chygover o vo o r Pond W t RK R M n VEN a T E PA e I r 24.2m NION LB r d e Windows T D TREVA T R GL K law th in en so T e ! b LEGEND R r R OA !
0 n W ea !
a EVA T ! 2 R t 6 H
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S t o n Fig 05: Wadebridge Conservatione Area Character Appraisal - Fig.2 “Surviving Historic Fabric”
RIBA Stage 3 Heritage Statement | 2003 - Patterson | February 2021 Page | 3 The NPPF states:
128: In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.
131: In determining planning applications, local planning authorities should take account of:
• The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
• The positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and
• The desirability of new development making a positive contribution to local character and distinctiveness.
132: When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
Analysis and Conclusions:
Whilst the house does fall within the Wadebridge Conservation Area, it only just does so, with the location of the rear extension to which this application relates positioned far enough back from the main Egloshayle Road (approx.. 40m) and town across the River as to be deemed visually insignificant. The extension can not be seen from medieval bridge (grade II* listed and also a scheduled monument) which is approx. 200m away and there are only glimpsed views of the extension from across the river between two new build housing developments fronting the waterside. These views are only possible from a small section of the town which is currently laid out as a modern carpark and there are no listed buildings with a direct view of the house or the extension.
As highlighted in the accompanying Planning Statement, internal layout alterations and a modestly sized extension have been sympathetically designed to improve the use of the house for the applicants by replacing an incongruous and outdated existing addition with a high quality contemporary design much better suited to modern family life. The proposed internal alterations and repairs are sensitive and well considered, and the new addition is designed to respect the historic significance of the existing house whilst greatly enhancing the occupants enjoyment of the property without substantially increasing its footprint.
As such the extension does not significantly harm the heritage asset as defined within paragraph 194 of the NPPF and it is argued that by enhancing historic existing housing stock with a sympathetic and well considered addition, the proposal would significantly improve the setting of the existing house and both preserve and enhance the special character, appearance and significance of the Wadebridge Conservation Area. As such it is hoped and anticipated that the application should be supported by the Council.
Fig 06: Satellite Map showing distant partial views of the application site indicated through modern waterfront buildings as seen from Jubilee Road (approx 250m away)
Page | 4 RIBA Stage 3 Heritage Statement | 2003 - Patterson | February 2021