Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

Copped Hall Conservation Area

Character Appraisal & Management Plan

Consultation Draft

January 2011

Epping Forest District Council – Directorate of Planning and Economic Development 1 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

Contents

1. Introduction……………………………………………………………………………………4 Definition and purpose of character appraisals………………………………...…………..4 Scope and nature of character appraisals…………………………………………………..4 Extent of the conservation area……………………………..………………..……………...4 Methodology……………………….…………………………………………..…..…………..4 2. Planning Policy Context……………………………………………….………………..…..5 Local Plan policies……………………………………………………………………………..5 3. Summary of Special Interest……………………………………………………………….6 Definition of special architectural and historic interest………………………….…………6 Definition of the character of Copped Hall Conservation Area……………….…………..6 4. Location and Population…………………………………...... ………... ….7 5. Topography and Setting…………………………………………………………………….8 6. Historical Development and Archaeology……………………………………………...10 Origins and development…………………………………………………………..………..10 Archaeology…………………………………………………………………………………..14 7. Character Analysis………………………………………………………………………….18 General character and layout…………………………………………………………...... 18 Key views……………………………………………………………..…………….…………20 Character Areas…………………………………………………………...…………………21 Buildings of architectural and historic interest…………………….………………………28 Traditional building materials……………………………………………………..…………30 Landscape character...... ……………….………………...31 Activity ...... ………………………………………………….…………..………..33 8. Opportunities, threats and capacity for change……………………………….……..34 Opportunities...... 34 General threats to the character of the area………………………………………………35 Capacity for change………………………………………………………………………….35 9. Conservation area Boundary…………………….…………………………………...... 36 Areas that could be included in the conservation area…………..……………..………..36 10. Community Involvement…………………………….………………………………...... 37 Involving local people………………………………………………….…………..………...37 Timetable……………………………………………………………………….…..…………37 11. General Guidance…………………………………………………..………………………38

Epping Forest District Council – Directorate of Planning and Economic Development 2 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

Views and setting...... …………………………………………………..……….…… 38 Architectural details/features…………………………………………..………….…… 38 Traditional building materials……………………………….……………………..…… 38 Trees, hedges and open spaces……………….…….………………………….…… 38 New development…………………………………………..………………..……..…… 38 Renewable energy…………………………………………………………………..…… 38 12. Management Plan…………………………………………………………...…………..39 13. Bibliography……………………………………………………………………………...40 14. Acknowledgements …………………………………………………………………….41

Appendix 1. Descriptions of the listed buildings in the conservation area ……...42 Appendix 2. Relevant National Legislation and Local Plan Policies ………………45 Appendix 3. Building Analysis ……………………………………………………………47 Appendix 4. Glossary of Terms………………………………………….. ………………50 Appendix 5. Maps …………………………………………………………………………...52

Epping Forest District Council – Directorate of Planning and Economic Development 3 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

1. Introduction

1.1 Definition and purpose of It is, however, not intended to be Conservation Areas comprehensive in its content and failure to mention any particular building, feature or space A conservation area is an ‘area of special does not imply that these are of no interest. architectural or historic interest the character or appearance of which it is desirable to preserve or enhance’ (Section 69 of the Planning (Listed Purpose of a character appraisal Buildings and Conservation Areas) Act 1990). A conservation area may be the historic centre of a town or village, an older unspoilt residential · To define the special interest area, or an important country house in large of the conservation area. landscaped grounds. · To identify measures that The designation of a conservation area need to be taken to preserve introduces special controls, including the the character of the requirement of consent from the Council to conservation area and put demolish any building or part of a building or to forward proposals for its carry out works on unprotected trees. These enhancement. restrictions aim to ensure that the special architectural or historic interest of the area is retained for future generations and that the · To review the conservation character and special interest of the area is area boundaries. preserved for the benefit of local residents, businesses, visitors and future generations.

1.2 Purpose, scope and nature of character appraisals

1.3 Extent of the Copped Hall Following conservation area designation, local authorities also have a statutory duty to Conservation Area formulate and publish proposals for the preservation and enhancement of their The Copped Hall Conservation Area conservation areas, and to consult the local encompasses an extensive tract of historic community about these proposals. A landscape on the northern fringes of Epping conservation area character appraisal is Forest, 2 miles west of the market town of intended to fulfill this obligation. Its main aims Epping. It was originally designated in 1984 and are to define the character and special adjoins Bell Common conservation area to the architectural and historic interest of the east, and Upshire conservation area to the conservation area, review the current west. The precise boundary of the Copped Hall conservation area boundaries, identify Conservation Area is illustrated by the map on measures that need to be taken to preserve the page 8 of this appraisal. character of the conservation area and put forward proposals for its enhancement. The 1.4 Methodology character appraisal is also intended to increase public awareness of the aims of conservation This document was compiled between June area designation and encourage community 2009 and April 2010. In putting together the involvement in the protection of the character of appraisal, the conservation area was surveyed the area. and photographed, a range of historic maps were consulted and documentary research was It is hoped that this document will provide a carried out. A draft version of the appraisal will be put out to public consultation between 31st management framework to control and guide th change in the Copped Hall Conservation Area January 2011 and 28 March 2011 to allow the and that it will form a basis for other planning views of local residents and other local decisions that affect the area. stakeholders to be considered.

Epping Forest District Council – Directorate of Planning and Economic Development 4 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

2. Planning Policy Context

2.1 Local Plan Policies of local architectural or historic importance and matters relating to them. (See Appendix 2). Conservation areas were first introduced by the Civic Amenities Act of 1967. National guidelines The Council has already begun work on the new concerning Government policies for the system of local policy plans that will replace the identification and protection of historic buildings, existing Local Plan – this will be known as the conservation areas, and other elements of the Local Development Framework. At this stage, historic environment are set out in Planning the Council cannot say for certain how Policy Statement Number 5 – “Planning for the conservation area character appraisals will fit Historic Environment” (March 2010). into the new system, but it is expected that they will become advisory policy documents that will The Council’s current policies relating to support the main Development Plan. (Further conservation areas are set out in the Epping information on the Local Development Forest District Local Plan. This plan was Framework can be found on the Planning originally adopted in 1998 and has recently been Services section of the Council’s website). partially reviewed. Alterations were adopted in July 2006, with the addition of policy HC13a It should also be noted that the section of the which concerns the creation of a list of buildings conservation area to the south of the M25 is covered by the Epping Forest Act 1878.

Copped Hall Conservation Area – Location Plan

Epping Forest District Council – Directorate of Planning and Economic Development 5 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

3. Summary of Special Interest

3.1 Definition of special architectural and historic interest

The special architectural and historic interest of the Copped Hall Conservation Area derives from 3.2 Definition of the character of the the origins of the area as a medieval hunting th Copped Hall Conservation Area park and rural estate dating from the 12 century or earlier, its associations with the former Abbey The character and appearance of the Copped (Waltham Abbey) and, following Dissolution, Hall Conservation Area derives from the successive Tudor monarchs, the nobility and interaction of a number of different factors gentry. It also encapsulates the design and th including: its elevated, countryside location at the development of a substantial 18 century country edge of Epping Forest; the mansion itself, which house mansion with extensive gardens set in a forms a dramatic focal point and architectural parkland landscape, and its evolution to an set-piece; the range, scale and historic interest of impressive late Victorian/Edwardian mansion the former service outbuildings, estate workers and pleasure grounds. cottages, model farm buildings and other Elements which make up the structures, and their relationship to the mansion; special architectural and historic the surviving elements of historic, designed interest of the conservation area landscape features and structures; and the variety and interest afforded by different views of · Its origins as a medieval the buildings and landscape from public hunting park and rural estate footpaths through the area and the M25. dating from the 12th century; These factors are considered in more detail in · Its associations with the section 7 of this appraisal. It is important to former Abbey at Waltham ensure that these characteristics are maintained Abbey and, following and/or enhanced in order to preserve the Dissolution, successive Tudor character and special interest of the conservation Monarchs, nobility and gentry; area. · It encapsulates the development of a substantial Factors contributing to the character 18th century country house of the conservation area mansion with extensive gardens set in a parkland · Its elevated, countryside location landscape; at the edge of Epping Forest – a conserved ancient landscape · It lies within an area of ancient and internationally important landscape bordering and nature conservation area; linked to the ancient Epping · Copped Hall mansion, which Forest; forms a dramatic focal point and · Its evolution to an impressive architectural set-piece within a late Victorian/Edwardian designed landscape setting; mansion with its associated · The range, scale, quality and service outbuildings, model historic interest of the former farm buildings and pleasure service outbuildings, estate grounds; workers cottages, model farm · The quality and range of buildings and other related statutorily and locally listed structures and features, and buildings and other structures their relationship to the · Other historic buildings and mansion; structures of architectural · The surviving elements of interest; historic, designed landscape · The remaining elements and features and structures; features of the designed · Variety and interest of views from landscape. public footpaths.

Epping Forest District Council – Directorate of Planning and Economic Development 6 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

4. Location and Population

The Copped Hall Conservation Area is situated midway between Epping and Waltham Abbey, close to the centre of Epping Forest District in Essex. It is approximately 4 miles south of Harlow, 6 miles east of Waltham Abbey and 17 miles northeast of the centre of London. The M25 runs through the southern section of the conservation area just before it enters an underground tunnel at Bell Common. The area incorporates parts of two separate Parishes – Epping in the east and Waltham Abbey in the west. At the time of the 2001 census, Epping Upland parish had a population of about 790 people, although the total number of residents living within the whole conservation area is approximately 150. Location of Epping Forest District

Copped Hall Conservation Area

The material contained in these maps has been reproduced from an Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. EFDC licence No. 100018534.

Location of Copped Hall Conservation Area within Epping Forest District

Epping Forest District Council – Directorate of Planning and Economic Development 7 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

5. Topography and Setting

Copped Hall is situated at the end of a spur of higher land that runs northwards from the long ridge that forms the backbone of Epping Forest. At the entrance to Copped Hall, from Crown Hill in the south, the land is 115 metres above sea level – almost the highest point in the forest. The entrance drive runs north sloping gently down to the mansion, which is 90 metres above sea level. The route of the entrance drive from the south crosses over the M25 motorway, which runs alongside the edge of the forest on embankment in an east-west direction. The northern edge of the conservation area lies along the south side of the valley of the Cobbins Brook.

The soil is mainly London clay with belts of boulder clay. V iew to south-east from the approach drive across parkland landscape towards the M25 with Epping The whole of the Copped Hall Conservation Area Forest beyond lies within the Metropolitan Green Belt.

Bell Common Conservation Area

Map showing the boundary of the Copped Hall Conservation Area

Epping Forest District Council – Directorate of Planning and Economic Development 8 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

5.1 Essex Landscape Character The key characteristics of the Lee Valley Assessment landscape character area in the vicinity of the Copped Hall Conservation Area are: rolling The Essex Landscape Character Assessment arable farmland, typically with bold blocks of (2003) provides an understanding of the wider woodland and linear tree belts on valley sides landscape context and setting of the and ridges; significant area of historic parkland conservation area within this part of west Essex. at Copped Hall; small tributaries of the River Lee such as the Cobbins Brook are located in This study divided the whole County into narrower north-east/south-west aligned valleys “Landscape Character Types” based on with broad ridges between them. underlying geology, topography and physical characteristics. The study then examined each The key characteristics of the Epping Forest and of these areas based on their landscape Ridges landscape character area are: heavily character. wooded ridgelines, fringed by predominantly small and medium size thick hedgerow fields, The Copped Hall Conservation Area falls within which are often indented into the woodland two different landscape character areas: C3 – edges. The M25 motorway forms part of the Lee Valley; and D1 – Epping Forest and Ridges. northern boundary of this landscape character area in the vicinity of Copped Hall.

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Copped Hall

Epping Forest District Council – Directorate of Planning and Economic Development 9 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

6. Historical Development and Archaeology

6.1 Origins and historical development Copped Hall II The origins and development of Copped Hall can be divided into four distinct phases: The property was granted to Queen Elizabeth’s Copped Hall I : Medieval Hunting Park Vice Chamberlain, Sir Thomas Heneage, in Copped Hall II : The Tudor Mansion, Formal 1564. By 1568, the medieval timber-framed Park and Gardens house had been either replaced by, or more Copped Hall III : The Georgian Mansion and probably incorporated into, a much more Landscaped Park extensive brick-built Tudor mansion – Copped Copped Hall IV : The alterations to create a Late Hall II. The “noble, large house with a court in the Victorian/Edwardian Mansion with extensive middle” described in accounts of the time fit with estate outbuildings and gardens. the illustration below.

Copped Hall I

The wide area of countryside that now comprises the Copped Hall Conservation Area is an ancient hunting park and large rural estate holding, dating from the 12th century or earlier. The park has a historic and continuing relationship with the adjacent Epping Forest and its more extensive predecessor, The Royal Forest of Essex, from which the park was probably formed and enclosed in medieval times.

A substantial house of largely timber construction 1735 Engraving of the Tudor Copped Hall (from (Copped Hall I) is thought to have stood in the Farmer’s history of Waltham Abbey) – By centre of the enclosed park during the medieval courtesy of Essex Record Office period, on the site identified with the later Copped Hall II. This mansion consisted of a central south-facing block (which may have included Copped Hall I), The Fitzauchers held Copped Hall from about with east and west wings and a north-facing 1150 to 1337 and a Royal Charter of 1175 courtyard. A loggia was added later to enclose mentions that the lands had earlier belonged to the courtyard. The east wing had a fine Long gallery, 174 feet long, 24 feet wide and 23 feet Orgar and were held by Orgar’s brother Aucher, th who with their heirs, were to serve the King as high. This new building was completed by 19 huntsmen. July 1568, when the Queen stayed at Copped Hall on her way to Cambridge. A small section of In 1350 Sir John Shardlow conveyed Copped masonry from the loggia on the north elevation is Hall to the Abbots of Waltham who held it until all that remains of Copped Hall II in the present 1537 when Robert Fuller, the last of the Abbots, gardens at Copped Hall (see photograph on surrendered Copped Hall to King Henry VIII. p.14). Though he never lived there, Henry VIII visited Copped Hall from time to time during the last ten To the south-east of the house lay a complex of years of his reign. In 1548 his son, the young outbuildings (which might have included a Edward VI, granted Copped Hall to Mary Tudor chapel), and an extensive farmstead of which where, for a time, she became little more than a several structures survive (now forming part of state prisoner. Mary subsequently became the Hall Barns residential complex). To the east Queen in 1553 and allowed Sir Thomas and west were culinary gardens and to the south Cornwallis to lease Copped Hall. In 1558 she a splendid two level formal garden was laid out annexed it to the Duchy of Lancaster and later around the property’s principal north-south axis, that year Elizabeth followed Mary as Queen, and which extends to this day deep into Epping owner of Copped Hall. Forest. The basement cavity, isolated pieces of masonry, and the levels of the garden terraces still survive.

Epping Forest District Council – Directorate of Planning and Economic Development 10 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

The first ever performance of William Shakespeare’s “A Midsummer Night’s Dream” is understood to have been performed in the east wing long gallery at Copped Hall in 1594, on the occasion of the marriage of Thomas Heneage and the Countess of Southampton on the 2nd May that year.

During the period 1623 – 1674 Copped Hall was owned by the Cranfields, Earls of Middlesex. The property then passed to the Sackvilles of Knole, Dukes of Dorset. The mansion and gardens may have suffered from neglect after 1674 although the occupiers removed to Knole (in Kent) in 1701. Throughout this period the park was Extract from Chapman and Andre Map of 1777 maintained primarily for hunting. showing the extent of the Copped Hall Estate

Copped Hall was acquired in 1701 by Sir Thomas Webster of Battle Abbey. The property The higher ground provided excellent distant then passed to the Conyers family in 1739, who views in all directions from the principal (first) were to own it for the next 130 years, and floor out across the parkland beyond. As a result, oversee its next great transformation. The walled the house could be seen from all around as the kitchen garden was built by John Conyers centre-piece of its park. Such an arrangement around 1740. was very much part of architectural thinking in the 18th century. Copped Hall III

By the 1740’s Copped Hall II was in need of extensive repair and modernization. The mansion was eventually demolished in 1748 and a new mansion – Copped Hall III – was constructed between 1753 and 1758 for John Conyers.

The Elizabethan mansion (Copped Hall II) was substantially demolished just before the construction of the new mansion commenced, but the site was left in a ruinous (rather than cleared) condition. The two-level garden terrace belonging to the Elizabethan mansion was initially retained as part of the Pleasure Grounds of the new mansion.

The new mansion was constructed on higher Copped Hall – plan of the Principal Floor ground to the south of the site of the Elizabethan (Copyright Alan Cox) mansion, with a new east-west axis across the ridge, and on the Epping side of the Waltham Holy Cross/Epping parish boundary. The formal facades of the house, with their lightly coloured materials, provided a maximum contrast with the surrounding rolling green parkland grazed by deer and punctuated by “designed” woodland clumps of trees.

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above, as the rooms within the principal floor are very grand.

This type of mansion had no “back” or “front”, only fronts – the entrance front, the garden front, etc. The chimneys are geometrically arranged on the inner slopes of the roof.

1787 View of Copped Hall (East Front) in 18th century – By courtesy of Essex Record Office

Internal redesign of the new mansion took place in 1775 under the direction of James Wyatt. The surrounding gardens and parkland were also substantially remodelled in the 18th century English Landscape style, by or under the influence of Capability Brown. This work included the extensive parkland planting evident today, and the conversion of the upper (southern) Elizabethan formal garden terrace to a Great Lawn.

Copped Hall – the East Front or Entrance Front (copyright Alan Cox)

Copped Hall IV

Copped Hall was purchased in 1869 by George Wythes (the railway contractor), and in 1895 his grandson, Ernest Wythes, set about radical changes and extensive development of the property. The Georgian mansion was extended and transformed into an ornate Victorian mansion (Copped Hall IV), largely to the designs of C. E. Kempe, and the same ornate approach was applied to the gardens. A grand carriage View of Copped Hall from across the park – 18th entrance was created to the east, while to the century engraving west, an elaborate Italianate two-level terraced garden with parterres was added, complete with During the Copped Hall III period (1755 – 1895) garden pavilions. To the south of the mansion a the park and estate was serviced primarily from conservatory and glazed linking corridor were the former medieval farmstead, although it is constructed. To the north, a large three-storey likely that the stables and laundry building were wing providing accommodation for staff and added to Copped Hall in the late 18th century visitors, a diary and game larder, and a rackets (and modified in 1894), and were based on the court were added. original Georgian design for the mansion. The mansion itself remained isolated and free- Within the old gardens, further woodland planting standing to the south as the focal point of the obscured the vestiges of the old formal terrace “designed” landscape. gardens, and the site of Copped Hall I/II was transformed into a rose garden, pleached lime Although much altered in the 19th century, the walks and an extensive rock garden (using the form and layout of the original Georgian mansion basement structures of Copped Hall II). is still clearly evident in the building that remains today. The principal floor and the bedroom floor New buildings were also constructed, and old above sit over what is called a “basement” buildings renovated, in the medieval farmstead storey, which today would be called the ground area, and a new “model” farm was built in the floor. The windows of the principal (first) floor are park – Home Farm – to the east of the mansion twice the height of those of the bedroom floor alongside a property now known as Little Copped Hall.

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Copped Hall III/IV was gutted by a devastating fire on Sunday 6th May 1917, while the family were getting ready to go to church in Epping. The cause of the fire is thought to have been an electrical fault. After the fire, the family moved into The Wood House, a Victorian house on the estate. Ernest Wythes never restored the mansion, which was still habitable in parts – especially the north wing where the fire had done no damage. He died in 1949 and his wife died two years later.

In 1952 the whole estate, which consisted of c1910 The East (Entrance) Front and forecourt nearly 4,000 acres with ten tenanted farms, was - By courtesy of Essex Record Office sold. The purchaser was the Talbot Trust, a family land-owning trust of the Fletchers of Margam in Wales, the lifetime beneficiary of which was John Theodore Talbot Fletcher, who lived in Toot Hill and later in Theydon Place, Epping, where he died in 1995. During the 1950’s everything of value in and around the mansion was sold or broken up.

The great staircases, garden stonework and statuary were all sold and dispersed. The massive iron gates and railings were shipped to America. The conservatory was dynamited, allegedly as part of an army exercise. The gardens became infested with weeds and sycamores, which choked and killed off many of the specimen trees and shrubs. Vandalism was rife and added to the slow decay of the roofless

property. The ruined mansion building was used c1910 View of the Italianate Garden and north to grow mushrooms, and pigs and chickens were Pavilion reared there.

A local pressure group, which in time became the Copped Hall trust, was set up to stop unsympathetic, speculative development after the M25 motorway was constructed, through the parkland, in the 1980's.

In 1986 a scheme to enlarge Copped Hall by six times its size, with substantial new wings in metal and glass, to provide offices was turned down after a local campaign against the proposals. In 1988 the mansion, outbuildings, gardens and southern approach were sold to a developer who proposed a 150 bed hotel, however, this scheme did not proceed to the submission of a formal planning application. In 1990 the mansion, gardens and outbuildings were sold once again and proposals for an even larger (175 bed) hotel with golf course were prepared, but never formally submitted following c1900 View of The Mansion from The Great local opposition and discouragement by the Lawn - By courtesy of Essex Record Office District Council.

Eventually, the property crash of the early 1990’s saw the control of Copped Hall pass to the Royal

Epping Forest District Council – Directorate of Planning and Economic Development 13 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

Trust Bank of Canada who held a legal charge on the property through their property arm, Gentra Ltd. The parkland had already been purchased by the Corporation of the City of London in 1992 to provide buffer land to Epping Forest. Parts of the gardens remained in the ownership of the Copped Hall Estate (The Talbot Trust) throughout this period.

In 1992 the City of London acquired 258 hectares of the Copped Hall parkland as “buffer land” to the adjacent Epping Forest. These areas of land are owned and managed by the Conservators of Epping Forest to protect the Forest fringe and to maintain the links between the Forest and the countryside beyond. Their Rackets Court, Copped Hall management work includes the restoration of hedgerows, tree planting and improving the area In 1996 the rackets court was largely restored for the benefit of wildlife. with the aid of a grant from the District Council, and this building is now used for meetings and exhibitions. Further work in the mansion itself has involved the reinstatement of missing floors and sections of the roof, which have substantially improved the stability of the building, enabling visitors to appreciate the scale and design of this important country house and its relationship with the surrounding designed landscape.

6.2 Archaeology

Human settlement in the Epping area dates back to at least 7,500 BC. There is evidence of prehistoric hunter-gatherers at High Beech and several Neolithic and Bronze Age flints have been found in Epping Forest. By the Iron Age Longhorn cattle in the parkland (c650 BC) there was widespread settlement in the area and large earthen forts have been uncovered all over Essex. In the Epping area, In 1993 the Royal Trust Bank was persuaded there is a large Iron Age hill fort known as that a charitable trust would be the ideal owners Ambresbury Banks in Epping Forest between of Copped Hall. The Copped Hall Trust was Waltham Cross and Epping. There is very little subsequently set up and they immediately evidence of Roman settlement in the area. sought loans to purchase the mansion, its However, the remains of a Roman road and gardens and adjoining outbuildings, which they brickworks have been found close to Fiddlers received just before the deadline imposed by the Hamlet and a Roman coin was uncovered in the Bank. Since then, the Copped Hall Trust has grounds of a house in Hemnall Street. In 1891, a begun the slow process of restoring the mansion, Roman tile kiln was found in a field near Epping and its gardens and outbuildings, through the known as ‘Solomon’s Hoppett’. financial support of a large number of individuals There have been several excavations at Copped and institutions who are very keen to see Hall over the last fifteen years, particularly on the Copped Hall restored for community use. Parts site of the Tudor mansion (Copped Hall II). of the service buildings were sold off (on long leases) to repay the purchase price loans.

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section of wall survive (the original west end of the loggia) along with brick walls likely to have been part of the cellars of the south range, now forming a retaining wall for the edge of a sunken rock garden. In 1984 these walls were recorded in detail by the Archaeology Section of Essex County Council, along with sections of masonry associated with the east wing, and in the area of the loggia pillar (Andrews 1986). In 1996-7 building works revealed a ditch-like feature apparently running east-west which it was thought could mark the line of a former moat (Andrews 1998). The Copped Hall Trust (CHT) formed the Copped Hall Trust Archaeological Project and asked the West Essex Archaeological Group (WEAG) to investigate the gardens area in 2001. Various areas were tested with geophysical equipment, which can detect walls, ditches or other features not visible on the surface. Then, in 2002, WEAG members dug their first three trenches at Copped Hall, near the loggia pillar. Drains, constructed from brick and tile, were uncovered along with two narrow brick walls - possibly sleeper walls to support a timber floor - and a more substantial section of wall, the Standing remains of the Tudor Mansion position of which appears to be consistent with Little of the Tudor mansion now remains above that of a fireplace on an internal wall shown on ground. A brick and stone pillar and a short Sir Roger Newdigate’s plan.

Copped Hall c. 1895

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Areas of brick rubble and mortar were also and rebuilding over a relatively short period as found, possibly demolition debris or the remnants owners, fashions and fortunes changed. of the robbed-out external walls of the mansion. Differences in brick fabric and construction point to at least three phases of building, and interesting comparisons have been made between the plan of what was above ground in 1748, with the excavated below-ground remains. In addition to the excavation of the south range, the work carried out by WEAG each year has revealed more surviving walls in the west wing, a surprisingly substantial foundation for the loggia, and parts of outbuildings to the east of the old Hall.

The 18th century plan above (drawn with south at the top) has proved invaluable throughout the recent archaeological excavations, enabling measurements to be scaled up and compared with findings in the ground. c1742 – By courtesy of Essex Record Office.

In 2003 further work started to uncover the cellars of the west end of the south range, which Some of the finds include the bowl of a late-19th is thought to have incorporated parts of the late- century clay tobacco pipe commemorating the medieval house. At the south-western corner of 100th anniversary of the participation of the the building the first feature to come to light was part of a polygonal stair-tower built of Tudor Enniskillen Regiment in the Egyptian campaign, brick, and with a curved interior face bearing perhaps once owned by one of the gardeners. A traces of render. This led from the cellar up to fragment of glass, dated to the late-15th to 17th the great hall. In 2008 it was cleared of century, came from a vessel known as a matula. Such vessels were often used for the inspection surrounding material and found to be almost a of urine in order to diagnose medical conditions. metre high, with five steps surviving.

th Remains of stair tower Bowl of late - 19 century clay tobacco pipe The foundations of much of the south range have been uncovered in this area, together with other A wide range of pottery sherds have also been wall fragments which tell a story of alterations recovered, most of which are inevitably associated with the 18th and 19th centuries, but

Epping Forest District Council – Directorate of Planning and Economic Development 16 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011 many are contemporary with old Copped Hall. been found, potentially taking the story of this Local wares dating from the 13th to 17th important site back even further. centuries are well-represented, including the Mill The fieldwork at Copped Hall is co-ordinated by Green industry based around Ingatestone in the Copped Hall Trust Archaeological Project Essex, and the potteries at Harlow producing (CHTAP), a joint venture between CHT and Metropolitan slipware. WEAG, which aims to involve the local and wider Floor tiles dated to the 14th to 17th centuries community in the archaeology of Copped Hall. have also been found. The dark water-lain layer WEAG members work on site for nine days each to the south of the old Hall contained many spring. medieval sherds but nothing from the post- Detailed reports on the work carried out from medieval period. Intriguingly, material from the 2002 to 2005 have been produced. late 1st century BC or 1st century AD has also

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7. Character Analysis

7.1 General character and layout The layout and landscape quality of the Copped Hall Conservation Area is, to some The general character of the Copped Hall extent, marred by the bisection of the southern Conservation Area derives from its elevated, section by the M25 motorway. Between the Bell countryside location at the edge of Epping Common tunnel, at the eastern edge of the Forest. The mansion itself forms a dramatic conservation area, and Copthall Green in the focal point and architectural set-piece at the west, the motorway skirts the edge of the end of a ridge of land that extends from the Forest in a series of cuttings. The motorway edge of Epping Forest. The range, scale and creates both visual intrusion to the wider historic interest of the former service landscape setting of the area, as well as noise outbuildings, estate workers cottages, model intrusion in certain parts of the parkland. farm buildings and other structures, and their Ironically, the motorway provides one of the historic relationships to the mansion also form a better views of the mansion in its parkland key part of the character of the area. The setting traveling westwards emerging from the surviving elements of historic, designed Bell Common tunnel. The road is also a landscape features and structures give depth physical barrier to both wildlife and people with and character to this part of the countryside. only two designated footpaths between the The area also provides a record of the Forest and the parkland at Copped Hall. development of a substantial medieval hunting park and country estate from the 12th century to the First World War.

Entrance to Copped Hall from Crown Hill

The principle approach drive to Copped Hall is View of Copped Hall across parkland from from the south (Crown Hill). It passes between Holly Hedge Field (looking north-west) the paired entrance lodges and gates before sloping gently down through The Warren to the Surviving country house parkland landscapes bridge over the motorway. The original are very important and very different from other driveway between the entrance lodges and the areas of countryside. They illustrate the wealth Park had wide grass verges lined with hybrid and position of their former owners through the rhododendrons. creation of an idealised setting for their country houses. Such landscapes have many features The Warren is part of the pleasure grounds and in common: designed vistas, glimpses and comprises an extensive plantation of trees views; tree clumps and larger woodland areas; (over 50 species) and shrubs (mostly ha-ha’s substantial brick retaining walls used to rhododendrons) that provide good deer cover prevent animals entering the gardens); water and a favourite winter bird roost. The more features; long, winding entrance driveways; open area to the east (south of the M25), is service outbuildings; park railings etc. All these now known as Holly Hedge Field and affords features contribute to the character and views of the mansion from the High Road. The appearance of the whole, designed landscape area also contains several “clumps” of trees and provide the framework and setting for the that once formed part of the wider parkland principal building – the country house itself. landscape. This field was re-landscaped by spoil from the excavations for the M25 motorway in the early 1980’s. Many of the 18th

Epping Forest District Council – Directorate of Planning and Economic Development 18 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011 and 19th century engravings of Copped Hall are lake is a significant part of the mansion’s viewed from this field. pleasure grounds, with attractive views of the mansion from the lake and vice versa.

Tree “clumps” within the parkland landscape

The conservation area also contains a scenic Timber Lodge, Copped Hall and more benign 19th century estate driveway, which runs from the High Road at Bell Common Most of the estate cottages were built in the down to New Farm where it winds its way late 19th century during the Victorian through Griffins Wood and up towards Home improvements to the estate by Ernest Wythes. Farm. For most of its length the driveway is They are important buildings that were owned by the City of London and forms an designed to be seen from all sides as three- integral part of its “buffer land” estate. dimensional compositions in the landscape. This means that alterations and extensions From Home Farm the drive splits with one track need to be carried out with great sensitivity to heading north past The White House, and one the original design. drive continuing westwards past Home Farm towards the former outbuildings at the old Timber Lodge, on the eastern edge of the Estate Yard (now converted to form 5 separate gardens is a typical example built in soft red dwellings). From here the driveway heads brick with deep overhanging eaves under a southwards past the East Front of the mansion, pitched, gabled and plain tiled roof. Most as well as northwards around the site of the cottages also have substantial chimney stacks Tudor mansion, past the walled garden to meet based on historical designs. Some cottages Lodge Farm and the roads across the ancient also employ rendered panels with half countryside of Copthall Green. timbering, particularly to gable ends. The first floors are partly within the roofspace, reducing The land within the conservation area to the the overall scale of the buildings and north of the east-west driveway is in agricultural emphasising their “cottage vernacular”. The use and comprises a variety of arable fields White House, just to the north of Home Farm, is interspersed with areas of woodland and tree rendered in a simpler style reminiscent of plantations on the south side of the valley of the earlier vernacular buildings of the 17th century. Cobbins Brook.

Land to the south of the east-west driveway through the conservation area exhibits the characteristic features of a designed parkland landscape, such as tree clumps, boundary woodland and open grassland (deer park). It also includes the mansion itself, its former outbuildings, gardens, walled (kitchen) garden, bothy, model farm and estate cottages. A principle man-made landscape feature within this area is the lake, 350 metres to the east of the mansion, which contains an island summerhouse and collapsed boathouse. The

Epping Forest District Council – Directorate of Planning and Economic Development 19 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

The White House, Copped Hall 7.2 Key views

Most of the mansion’s outbuildings date from the Georgian and Victorian period and form four distinct areas to the north of the mansion: i) the former service outbuildings immediately to the north of the mansion – the laundry wing, dairy and game larder, rackets court, stable block and motor house; ii) the former estate yard area containing The Yard Cottage (now known as Willow Cottage), the Granary, the Cartlodge, earlier farm outbuildings (now known as Nos. 1 - 4 The Hall Barns), and the Old Kennels – all these buildings have now been converted to residential use; Copped Hall from the northern approach drive iii) The remaining model farm buildings at Home Farm (Little Copped Hall); and, The mansion forms the focal point of the conservation area and its historic landscape iv) The former estate cottages and setting and is visible for a considerable outbuildings to the north of the walled distance in glimpsed views from the garden, including The Bothy (the former surrounding countryside. Views of the mansion Head Gardener’s house), Copped Hall form an essential part of the character of the Gardens House, and the boiler room and area and provide an important point of potting shed, which is attached to the reference within the wider conservation area. walled garden itself. The views serve to highlight the mansion as the primary focal point and they enhance the experience of walking through the conservation area. The most important views in the conservation area are those across the designed parkland landscape from the east towards the mansion. Views of the mansion appear, and then disappear, along all the main driveways leading to the mansion, emphasising and heightening the experience of the approaches. The mansion itself also presents a series of “fronts”, particularly to the east, west and south, and oblique views of the mansion serve to emphasise its hill-top location, and the scale and grandeur of the building. Nos. 1 & 2 The Hall Barns, Copped Hall There are also several substantial residential To some extent the views across the historic properties in extensive grounds dating from the parkland landscape around the mansion are th th 18 and 19 centuries within the conservation marred by the visual and aural intrusion of the area, some of which are listed (see appendix M25 motorway. However, it is ironic that the 1), and including: motorway also provides excellent views of the mansion across the parkland from the east for · Raveners Farm; motorists (or to be more precise their · Little Copped Hall; passengers) emerging from the Bell Common · Griffin’s Wood; Tunnel heading west. · Paris Hall; · The Wood House.

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area south of the M25 motorway which adjoins Epping Forest;

Area 2 – Copped Hall Parkland – the area of historic parkland south and east of the mansion, which includes a substantial section of the registered historic park and garden area;

Area 3 - Copped Hall mansion, gardens, outbuildings, estate cottages and Model Farm – the central part of the conservation area containing the majority of historic buildings and other important structures;

Area 4 – Agricultural fields and woodland – View across the parkland from Copped Hall this extensive area also includes part of the towards the M25 motorway (Bell Common registered historic park, as well as small Tunnel) plantations and perimeter woodlands.

7.3 Character Areas Area 5 – Griffin’s Wood, Paris Hall and The Wood House – three substantial detached The “component parts” of the conservation area houses set in extensive gardens. Also includes can sometimes be more readily appreciated by Griffin’s Wood, an ancient semi-natural dividing the area into several smaller areas woodland site. based on their overall character, appearance and historic context. Area 6 – Ravener’s Farm – an area of smaller fields bounded by hedges and including an old These character areas do not have precise hay meadow along Copthall Green. boundaries; their purpose is to identify how different parts of the conservation area relate to one another in terms of spatial, landscape and architectural characteristics, land use and levels of activity, and how they contribute to the area as a whole.

The key point about the Copped Hall Conservation Area is that it has not been fragmented. It still retains its uniqueness as a whole and its architecturally and historically inter-related parts contribute most to the special character and appearance of the area.

The map overleaf shows the six sub-areas that have been identified. They comprise:

Area 1 – The Warren Plantation and Holly Copped Hall Parkland Hedge Field – that part of the conservation

Epping Forest District Council – Directorate of Planning and Economic Development 21 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

Map showing “character areas”

Extract from Chapman and Andre 1777 showing the extent of the Copped Hall Estate

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of open pasture to the east of The Warren Plantation favoured by the deer that roam the area and the adjoining forest. This area represents the only surviving section of the designed parkland landscape south of the M25 motorway, although it was re-landscaped by spoil from the M25 excavations in the 1980’s. All the historic engravings of Copped Hall show the mansion from this part of the park.

The most notable buildings in this area are the entrance lodges – London Lodge East and London Lodge West – which, together with the entrance gates, are grade II* listed buildings. These buildings and gates are the only grade

II* listed buildings in the conservation area and Area 1. London Lodge East and entrance therefore represent the most important gates, Copped Hall buildings in the area. They are contemporaneous with the remodelling of Copped Hall in 1775 by James Wyatt. These Area 1. The Warren Plantation and Holly lodges are designed as three-dimensional Hedge Field objects and were doubled in size in the 19th century. This area is incorporated into Epping Forest under the protection of the Epping Forest Act 1878. As a result it is public open space. Area 2. Copped Hall Parkland

The Warren Plantation is a mixed woodland This area comprises: the extensive parkland to area crossed by a series of footpaths and the south-east of the mansion between the M25 bisected by the main southern approach drive motorway and the eastern approach drive, and to Copped Hall, which was lined both sides with includes the lake; the ridge on high ground to hybrid rhododendrons behind grass verges and the south of the mansion (part of the “pleasure runs northwards from Crown Hill at the very grounds”); and the smaller area of parkland to edge of Epping Forest. The Warren Plantation the south-west of the mansion down to The is a deliberately planted arboretum and home Selvage. to at least 50 different species of tree, both conifer and broadleaves.

The Warren Plantation formed an important part of the “pleasure grounds” to the mansion, which are quite separate and distinct from the gardens around the mansion. The “pleasure grounds” are those parts of the parkland that were meticulously landscaped as specific places for the family and guests at the mansion to visit and enjoy. The other parts of the “pleasure grounds” include: the ridge, immediately south of the mansion; the lake to the east of the mansion; and the pond, north- east of the mansion.

Radial grass tracks or “rides” gave visitors Area 2. Deer grazing in the parkland views from this high ground at the edge of the forest, through the specimen trees to the The parkland grasslands are grazed mansion and its surrounding landscape across extensively by cattle and also by wild fallow the valley of the park. deer. There is also occasional winter-grazing by sheep in keeping with its parkland character. The land rises quite steeply from Copthall Green in the west to the main approach drive The parkland landscape to the south-east of where it levels out. Holly Hedge Field is an area the mansion contains groups of trees, known

Epping Forest District Council – Directorate of Planning and Economic Development 23 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011 as “clumps”, which are part of the original 18th the east and west of the parkland landscape century design. The lake, which largely dates and woodland beyond, as well as views to the from the 19th century, forms an important part north of the mansion and gardens. The original of the “pleasure grounds” for the mansion and ha-ha walls extend southwards from the remains largely unaltered, retaining much of its mansion forecourt on the east side of the ridge original planting. The paths are still present as far as The Warren. The ha-ha wall on the around the perimeter of the lake as is the west side of the ridge extends only 120 metres summerhouse on an island at the northern end south of the west front of the mansion. of the lake. The bridge to the island is missing, but the summerhouse remains in a reasonable The ridge contained a number of landscape state of repair. There are also the remains of an elements: three rows of horse chestnut trees icehouse and sluice close to the island, and the parallel to the drive; the pebbled path from the foundation walls of the pump house. The Wintergarden (conservatory) to the pond; the foundations of the second boathouse can also pond itself with its perimeter path, associated be seen at the southern end of the lake. planting and seat; the park railings along the western boundary; and the stone abutments at The park railings to the perimeter of the lake the entry of the drive to the Ridge from the are still present with the remains of at least two south. The pond, stone abutments and pebbled iron entrance gates. There was also a long path (under grass) remain. grass “ride” running east from the lake (as shown on 19th century Ordnance Survey A new addition to the Ridge is the City of maps), which was also an important landscape London’s Trafalgar Plantation, planted to feature. The lake is also a valuable wildlife commemorate the bicentenary of the Battle of habitat. Trafalgar and created in the radial shape of a ship’s wheel. The ridge area lies on high ground to the south of the mansion and affords extensive views to

The central part of the conservation area containing Copped Hall mansion, its gardens, outbuildings, estate cottages and Model Farm.

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Area 3. Copped Hall mansion, gardens, by “King Henry’s Walk” (an avenue lined with outbuildings, estate cottages and Model yew trees), which runs north/south along the Farm east boundary, and the walled kitchen garden to the west. This area forms the core of the conservation area and contains the majority of buildings and The walled kitchen garden was built around other structures, including the mansion itself. 1740 by John Conyers and encloses an area approximately 120 metres by 90 metres. It has Not surprisingly, the most visually dominant two elaborate gateways in the south and west building in the landscape is the mansion itself, walls comprising stone-coped brick piers with which can be seen from almost all directions decorative wrought-iron gates – the gateway to from the surrounding parkland and gardens. the south having piers with ball finials. On the north side of the wall is an attached building The mansion was substantially extended in that comprises the main boiler room and pump 1895, which included a wing on the north side, room. screen walls north and south of the mansion on the east front (entrance). Balancing the new The walled garden has been largely restored to north wing to the south front, a winter-garden its original layout by the Copped Hall Trust, was constructed linked to the mansion with a including the pleached lime walk, central pond, glazed corridor. and vegetable and flower beds. Several timber glasshouses have also been restored. To the east of the mansion, the entrance forecourt is defined by the “ha-ha” – a Two houses are situated to the north-west substantial brick retaining wall to prevent corner of the walled garden – The Bothy and animals entering the gardens. A further “ha-ha” Copped Hall Gardens House. Both properties are of red brick under a plain tiled roof and date wall delineates the western boundary at the th end of the garden causeway and incorporates a from the 19 century. semi-circular projection, which affords extensive vistas over the surrounding parkland The area directly to the north of the mansion to the west. comprises a series of former service outbuildings (laundry, dairy & game larder, The formal parterre gardens to the west of the stable block, rackets court and motor house), mansion were created in the 19th century and together with a complex of former farm comprise upper and lower level gardens linked buildings (some incorporating parts of much by a causeway, which incorporates staircases earlier buildings) and estate workers cottages. on both sides. The gardens also include two A number of these buildings have been elaborate pavilions at each end of the walls converted to residential use. dividing the upper and lower terraces. This area was once overgrown and being damaged by The group of former outbuildings immediately invasive self-sown trees such as sycamore. to the north of the mansion enclose two service These trees have now been removed and the courtyards – one between the former laundry yews that formed part of the original formal building and the south wing of the stable block, gardens on the upper terrace have been and the other between the north and south carefully preserved. Although all the original wings of the stable block itself. balustrading, obelisks and statuary were removed and sold off in the mid-20th century, The rackets court screens the service courtyard the form and layout of the gardens is still adjoining the stable block from the gardens apparent and is being restored by the Copped and, in a similar manner, the dairy and game Hall Trust. larder also screens the southern service courtyard from the gardens and upper garden The gardens to the north of the parterre (“The terrace. Great Lawn”) are much more informal and comprise wide, grassed areas dotted with The character of the area to the north of the specimen trees, which once formed part of the former service courtyards comprises two late 18th century gardens. There are no formal distinct groups of buildings – The Old Granary, pathways but this area provides access to the Willow Cottage and The Cart Lodge, and The woodland garden that was once part of the Hall Barns complex. With the exception of much larger late 16th/early 17th century formal Willow Cottage, all the other former farm gardens of Copped Hall II. An embankment outbuildings in this area were converted to between the two garden areas still contains the residential use in the 1990’s. They vary in both original staircase. These gardens are bounded size, scale and their use of external materials.

Epping Forest District Council – Directorate of Planning and Economic Development 25 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

Each property also now has a defined private The other major building in this area is Home rear garden, which backs onto the Copped Hall Farmhouse itself, which is known as Little Gardens. There is a private access drive that Copped Hall. This building was built around runs in a north/south direction to the east of 1900 in the Queen Ann style and replaced an these properties, which meets the public earlier building. The house is situated within an footpath just to the north of Timber Lodge. extensive garden that adjoins the wall of the There are three other properties on the east Model Farm buildings to the north. The property side of this access drive, in addition to Timber is accessed via a short driveway from the Lodge, they are: The Old Kennels – a largely north-east that leads directly to the Model Farm single storey former farm outbuilding that has buildings. It presents an attractive, symmetrical also been converted to residential use - and front facade in this direction, but the house is numbers 1 and 2 Copped Hall Cottages, a pair largely screened by mature trees in views from of semi-detached, two storey, red-brick the south and west. Victorian cottages. Area 4. Agricultural fields and woodland The estate driveway turns westwards beyond Timber Lodge and defines an important area This area of ancient landscape consists of a immediately to the north of the site of the Tudor range undulating fields, currently in arable Mansion (Copped Hall II) – see illustration on cultivation, surrounded by a series of small page 10. The central north/south axis of this plantations and woodlands, with nature earlier building is still defined by an avenue of conservation margins and headlands managed lime trees running southwards. for the benefit of wildlife. The remainder of the area, outside the plantations and woodlands, Beyond Copped Hall Cottages to the east the has largely been restored to extensively grazed estate drive descends almost 10 metres past a grasslands, with a small area cut for hay or substantial duck pond which, with its silage. Adjacent to the southern edge of Fitches associated shrubberies forms an important part Plantation there is a small meadow with of the original Pleasure Grounds. There is a flowering shrubs and wild flowers created and circular underground icehouse connected to the managed for wildlife by the City of London. pond to the south. Although the roof of the icehouse has collapsed, there is sufficient A track runs north from the White House, evidence remaining to deduce its original form. bisecting the area into two almost equal parts. Remnant tree “clumps” can be found in the The Model Farm buildings at Home Farm are south-east where the area adjoins the parkland an important group of former agricultural landscape on the south side of the approach buildings that were built in the 1890’s. The drive from the east. original buildings comprised a long (60m) double range containing extensive animal stalls, linked by covered yard areas, with a hayloft and stables at the north-east end. A detached dairy building complemented this building at the south-west end. Substantial parts of the building were demolished in the 1960’s leaving the two sets of end buildings intact – the Dairy and the Hayloft and Stables, together with the original side wall that connects these end buildings. The character of this area is marred by the large, modern agricultural storage barns that were erected shortly after the demolition of substantial parts of the Model Farm buildings. The largest (and most visually intrusive) barn sits almost exactly on the footprint of the demolished sections of the Model Farm buildings. The remaining Area 4. A track running north from the White Model Farm buildings are important because House they illustrate the extent and scale of the original buildings, as well demonstrating the architectural quality and detailing of this important building typology, which is relatively rare in Essex.

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Area 4. Agricultural landscape with woodland The Wood House groups The importance of this area in the wider context The area also contains several landscape of the conservation area is that it provides the features that have survived from earlier periods eastern abutment to the historic park and wider including: the Lagoon and Fish Canal at landscaped setting of the mansion. It also Rookery Wood, as well as a “hillock” – a man- provides several iconic, “glimpsed” views of the made feature designed to provide a viewing mansion across its historic parkland from the point over the surrounding parkland. The area east. Perhaps the best view can be gained from is important as it provides the mansion with its the public footpath that runs north-westwards historic northern parkland setting, although from the M25 towards Griffins Wood (see further research is needed to ascertain the below). range and extent of all the historic landscape features present in this area.

Area 5. Griffin’s Wood, Paris Hall and The Wood House

This area is characterised by three substantial detached houses, set in extensive, well- landscaped gardens, surrounding Griffin’s Wood – an important woodland as it is an ancient semi-natural woodland site, although since over-planted with non-native species.

th Paris Hall is a listed 18 century, timber-framed th Area 5. Copped Hall from the east and rendered house, with 19 century alterations.

The Wood House is a more substantial house Area 6. Ravener’s Farm dating from 1898 by Charles E. Kempe and Walter B. Tower. It is modelled on Sparrow’s This area consists of three main elements. The House in Ipswich in a late 17th century style, fields around Ravener’s Farm are managed as three storeys high with attics on the garden haylage or silage fields, harvested for grass side. The house sits on a gently sloping site and, occasionally aftermath grazed by cattle. and is L shaped in plan with rendered The fields are divided by a series of hedges elevations (extensively pargetted), above a with additional fencing. There has been some stone ground floor. tree-planting along the southern edge to provide a visual buffer to the M25 motorway.

To the north of the Farm alongside Copthall Green lies Addison’s Meadow, formerly Long Mead, which is an old hay meadow site and although modified by agricultural improvement

Epping Forest District Council – Directorate of Planning and Economic Development 27 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011 and currently floristically-poor, it is still managed on a traditional hay-cut. Statutory listed buildings Area 6 lies adjacent to Copthall Green, an ancient greenspace with common rights to · Entrance lodges and gates to grazing – a typical shape of peripheral common Copped Hall (London Lodge land “fluted out” along the old roads network. It is protected as part of Epping Forest under the East and London Lodge Epping Forest Act of 1878 and could be West) – grade II* considered as an important addition to the · Copped Hall mansion and conservation area as part of Area 6 with which attached walls, pavilions and it is intimately linked. conservatory · The Racquets Court · Garden Causeway, attached 7.4 Buildings of architectural and Ha-Ha and Terrace Wall to historic interest west of Copped Hall

· Kitchen Garden Walls There are a number of buildings and structures within the Copped Hall Conservation Area that · North and South Pavilions are of architectural and historic interest, ranging · Paris Hall in date from the 17th to the 19th century. These · The Wood House buildings are discussed below under the · Raveners Farmhouse headings of statutory listed buildings, locally · Park Cottage listed buildings and other buildings of · Yewtree Cottage architectural or historic merit.

Statutory listed buildings

Statutory listed buildings are buildings that are considered to be of special architectural and historic significance. They are often buildings of national or regional importance and are usually referred to simply as ‘listed buildings’.

Listed buildings are designated by English Heritage and listed building consent is required before any buildings can be demolished, extended or altered in a way that would affect the character of the building. Listed buildings are categorised as Grade I, II* (star) and II, in descending order of importance.

All the listed buildings in Copped Hall Conservation Area are Grade II listed, with the exception of the entrance lodges and gates (London Lodge East and London Lodge West) which are Grade II* listed.

The full entries for each listed building within the Copped Hall Conservation Area are North Pavilion, Copped Hall Gardens, Grade II contained in Appendix 1. listed

The oldest listed building in the conservation

area is Raveners Farmhouse, which dates from th the 17 century, although the remaining parts of the Tudor Mansion and its outbuildings are much older, they are not listed. It is thought that one of the barns at Raveners Farm was built

Epping Forest District Council – Directorate of Planning and Economic Development 28 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011 from the bricks left over from demolishing Old Copped Hall in 1748. Timber Lodge is an elegant Victorian estate workers cottage on the northern edge of the Buildings and other structures may also be gardens to Copped Hall. listed by virtue of being attached to a listed building, or by being considered to be within the Little Copped Hall dates from around 1900 and “curtilage” of another listed building. The is built in the Queen Ann Style, replacing an concept of “curtilage listing” is complex and earlier building on the site. There are pantiled defined by planning case law, so professional outbuildings to the rear, and an extensive advice should always be sought to clarify garden and shrubberies. The house is a whether a particular building or structure is complete unaltered statement of its period, listed. although planning permission was recently granted for a large rear extension in a modern Locally listed buildings style.

Locally listed buildings

· Timber Lodge · Little Copped Hall (Home Farm)

· Model Farm building at Home Farm (the Dairy) · Griffin’s Wood house

The Local List, which is maintained by Epping Little Copped Hall (left) with Model Farm Forest District Council, is a list of buildings that building at Home Farm (right) are considered to be of local architectural or historic importance. No specific consent is Home Farm, immediately to the north of Little needed for alterations to locally listed buildings Copped Hall, contains several former Model over and above the normal planning controls, Farm buildings that were constructed in the however, they do receive special consideration 1890’s. The architect was George W. Johnson within the normal planning process and their and the buildings were of substantial inclusion on the Local List is generally a construction in red brick with pitched, red, plain presumption against their demolition or tiled roofs. The architectural detailing was unsympathetic alteration, or for the distinctive and consistent throughout. redevelopment of the site.

The Dairy (Model Farm building) at Home Timber Lodge Farm, Little Copped Hall

There are four locally listed buildings in Copped Hall Conservation Area, all of which date from the 19th century.

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listed because of its attachment to the listed garden walls).

Other structures of conservation area interest include: the Ice House; and the Summerhouse.

7.5 Traditional building materials

The extensive use of red brick for the majority of buildings within the conservation area, with the notable exception of the mansion itself, establishes the identity and character of this The Hayloft and Stables (Model Farm particular area. The range and hierarchy of Buildings) at Home Farm, Little Copped Hall buildings form an integrated group, each having a specific historic purpose and direct Griffin’s Wood House dates from the late 19th relationship with the mansion and its landscape century and is built in red brick with slate roofs. setting.

Walls

The mansion itself was built in a light cream gault clay brick with stone dressings around an inner core of more traditional red brick. The same gault brick was also used for the two entrance lodges. Almost all the nineteenth century estate buildings are in red brick with timber-framed outbuildings being black weatherboarded. There are some exceptions – several cottages are finished with a smooth painted render and the walls of the racquets court are partly pebble-dashed. “Mock” half- Griffin’s Wood House timbered, rendered gables are also common on a number of the estate houses and cottages. The house is built on a sloping site with its main front elevation facing north-east. It incorporates Traditionally, timber was the most common stone mullions and quoin detailing to some material for building houses in Essex due to a windows and has half-timbered gables. lack of natural stone and an abundance of woodland in the region. Buildings were usually timber-framed and then rendered or Other buildings and structures of weatherboarded afterwards. Traditional colours architectural or historic merit for render include white, cream and pale yellow or ochre. There are several examples of Besides the statutory and locally listed feather-edged weatherboarding in the buildings, there are other historic buildings and conservation area, a traditional method of structures that contribute positively to the timber boarding that is usually painted white or character and appearance of the conservation cream, or in the case of outbuildings, stained area. The most important of these have been black (originally they would have been treated identified below as ‘key buildings of with brushing tar). Brick became more conservation area interest’. commonly used from the 17th century onwards, and particularly after the introduction of railway The key buildings of conservation area interest transport in the mid 19th century. are: the former Estate Yard outbuildings (now known as Nos. 1 - 3 The Hall Barns); the old Roofs Engine House (now known as No.4 The Hall Barns); The Cart Lodge; The Old Granary; the Only two types of roof material are found on Motor House; Nos. 1 & 2 Copped Hall buildings in the conservation area – slate and Cottages; The White House; Copped Hall plain clay tiles. Slate predominates on the main Gardens House; The Bothy; and the main service outbuildings to the mansion (stable Boiler House and Pump Room (on the north block, dairy, game larder, racquets court etc) as side of the walled garden, which is actually well as the converted outbuildings in the former

Epping Forest District Council – Directorate of Planning and Economic Development 30 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011 estate yard area to the north of the mansion. Such park railings are one of the key The 19th century estate houses and cottages ingredients of a country house park and provide have plain tiled roofs, mostly using machine- an important, identifying feature in the parkland made clay tiles, although some of the smaller landscape. This type of railing provides an cottages have hand-made plain clay tiles. attractive and traditional boundary detail and new sections, based on the original design, Some of the former outbuildings are roofed with have been installed around the mansion, clay pantiles (e.g. the Old Kennels and the outbuildings and gardens (see photo on front former cartlodge) and although the mansion cover). itself does not have a complete roof structure, it was originally roofed in Westmoreland slates, A number of the field and parkland boundaries with the inner roof slopes being peg-tiled. within the conservation area are now defined by timber post and rail fencing, particularly in areas Plain red clay tile roofs tend to be much more that are now grazed by cattle, although this is steeply pitched than slate or clay pantile roofs, not a traditional feature. which can have pitches as low as 30 degrees. Some of the estate cottages have traditional Doors and Windows picket fencing and/or hedges to their garden boundaries. The numerous traditional doors and windows found on the variety of buildings within the Perhaps the most interesting boundaries in the conservation area add a great deal of visual conservation area surrounding the mansion are interest and richness to the built form. Timber is the “ha-ha’s” at the east (entrance) front and the most common traditional material used in the west (garden) front. A ha-ha is a wall or the construction of doors and windows. The embankment (or both) that prevents animals type of window and glazing pattern is very from entering the grounds or gardens of a much dependent on the age and status of the house, but which remains invisible from the building. Windows on 16th and 17th century house side giving the impression of an buildings tend to be casement style windows uninterrupted vista of the gardens leading into with a horizontal arrangement and emphasis the surrounding open countryside. The ha-ha while those on 18th and 19th century buildings boundaries are another key ingredient of a are commonly double-hung sliding sash country house park and importantly, all the windows with a vertical emphasis. Late 19th and ones that survive at Copped Hall are in 20th century buildings such as the stable block, relatively good condition. Timber Lodge and The White House, have casement windows with a variety of glazing patterns. 7.6 Landscape character

Boundary treatments The landscape character of the Copped Hall Conservation Area provides an excellent There are many sections where the original, example of an English Country House Park, traditional estate railing fence survives (see with almost all of its components still present: below). the mansion as the focal point in the wider landscape; tree clumps in the parkland; park railings; ha-ha’s; perimeter woodlands; lake and ponds; walled kitchen garden; entrance gate-lodges and approach drives; extensive range of service outbuildings; Model Farm buildings and Estate Yard. All these features combine to create the landscape character that is evident today.

The western half of the Copped Hall Conservation Area is included within the National Register of Historic Parks and Gardens at grade II*. The area of the historic parkland and gardens that is registered is shown on the historic map extract below.

Original estate railing fence

Epping Forest District Council – Directorate of Planning and Economic Development 31 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

itself. Pastures are maintained by grazing cattle (English Longhorn) to encourage the development of a flower-rich sward.

The diversity of the land encourages many different species of wildlife. The arable field margins on the estate provide important seed crops for birds including Goldfinches, Chaffinches and migrant Bramblings. Ground nesting birds such as Skylarks and, very occasionally, Lapwings can be found as can a good population of Hares, Fallow Deer and Rabbits.

The larger woodland areas were managed as coppiced woods or shooting areas in the past (Rookery, Little Rookery, Eighteen Acre and Fitches plantation) and their future management is under review. Just outside the conservation area, but important to its landscape character and setting, lies Spratt’s Hedgerow Wood, which is an ancient semi- natural woodland with a flora including scarce ancient woodland indicator species. All these woodlands currently provide shelter for the large herds of fallow deer which roam the Park. As a result, they are subject to over-grazing Copped Hall – extent of Registered Historic and generally lack a shrub layer and cover for Park and Garden songbirds.

Copped Hall Park forms part of Epping Forest’s “Buffer lands” – land owned and managed by the City of London (as the Conservators of Epping Forest) to protect the Forest fringe and maintain the links between the Forest and the open countryside beyond. The 258 hectares of parkland were acquired by the City of London in 1992.

There are many footpaths across the estate and much of the land to the south of the Estate Road has permissive open access to walkers.

The landscape of Copped Hall can be traced back to the early medieval period when much of the land was used as a park for hunting deer. The name of the Park may have its origin in the Duck pond to the north-east of the mansion Saxon word “coppe” (top of hill). (part of the original Pleasure Grounds)

Fine parkland trees, small woodlands (clumps) There are also two ponds in the conservation and hedges dot the landscape and magnificent area, which are part of the original “Pleasure views can be seen over the wide valley of Grounds” for the mansion. One is situated Cobbins Brook to the north, which reaches to within easy reach of the mansion to the north- the hills of Epping Upland beyond. east. Nearby, just to the southern edge of the pond is a circular, underground ice-house Management works carried out by the which would have stored ice for use by the Conservators of Epping Forest have included mansion in the summer months. The other restoring hedgerows, planting trees and pond is situated on The ridge – another part of improving the area for the benefit of wildlife. the “Pleasure Grounds” just to the south of the Copped Hall Park supports a range of habitats mansion. that complement those found within the forest

Epping Forest District Council – Directorate of Planning and Economic Development 32 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

7.7 Activity Public access to large parts of the conservation area, particularly in the north, was very limited until the City of London’s acquisition of Copped Unlike many conservation areas Copped Hall Hall Park in 1992. The parkland south of the has escaped the widespread visual intrusion of Estate Road now has permissive open access the motor car, with the notable exception of the for walking, allowing fine views of the mansion M25 motorway. However, within most other from many directions. parts of the area the impact of visitors to this attractive part of the Essex countryside is Farming still forms an important part of the limited to those walking public footpaths or character of the area, although the agricultural riding along bridleways. Despite the conversion fields to the north of the Estate Road are now of many of the former service outbuildings to managed and harvested from farms outside the residential use in the 1990’s, the area is still conservation area. Home Farm, once the very peaceful and only lightly trafficked. centre of agricultural activity for the area is now empty and the large, modern agricultural barns The Copped Hall Conservation Area forms an are unused. important part of the larger area of the Cobbins Brook Valley, which is one of the least trafficked areas in inland Essex and represents an important, relatively unspoilt river valley system.

The most important centre of activity within the area has always been the mansion itself. Now in the ownership of The Copped Hall Trust, it is open to pre-arranged groups at certain times and offers guided tours of the mansion and the gardens. The Trust also holds concerts and recitals both within the mansion and outside in gardens. Copped Hall is also used as a valuable educational resource and has an extensive “Friends” organization; some of whom support the Copped Hall Trust as Disused former farm buildings at Home Farm volunteers by assisting with restoration activities and events.

Epping Forest District Council – Directorate of Planning and Economic Development 33 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

8 Opportunities, threats and capacity for change

There are a number of opportunities for the 8.1 Opportunities enhancement of the area, based on an understanding of its importance, history and The Copped Hall Conservation Area is unique in component parts. These opportunities are many respects: present because of the unique ownerships of the majority of the conservation area by · it represents an outstanding example of organisations that have the protection, a country house park and gardens with a conservation, preservation and enhancement of complete set of estate buildings, most of the area as their main objectives. which date from late 19th to early 20th century and are largely unaltered; · it includes nationally important historic parkland and gardens (registered by English Heritage as Grade II*), which explain the evolution of the area from pre-medieval times to the present day; · a substantial number of the historic buildings and structures within the central core of the area are owned by a charitable trust – The Copped Hall Trust (see below) – whose objectives include the restoration of the primary focus of the area, the mansion; · the historic parkland, which forms the vast majority of the area is owned and managed by the City of London as buffer Garden restoration in progress land to Epping Forest, for the enjoyment of the public and for the conservation of The Copped Hall Trust has charitable status and its wildlife and historic landscape; was established in 1993 to achieve the following · those areas to the south of the M25 are objectives: incorporated into Epping Forest and 1. To acquire the freehold of Copped Hall, its protected under the Epping Forest Act gardens and other related parts in order to 1878. permanently protect them under benign ownership.

2. To implement the Trust's restoration and conservation policies (in both concept and detail) for the mansion, ancillary buildings, gardens, Opportunities for enhancement walled garden and grounds.

3. To establish uses that, by their very nature, · Restoration of Copped Hall, its contribute to a comprehensive understanding of gardens and listed structures for the place. These uses would include archive, educational and community museum, study centre, exhibition, recitals and benefit; associated activities. · Restoration of The Pleasure Grounds associated with the 4. To allow a degree of community use together mansion (The Ridge, The Lake with pre-arranged controlled public access. and Pond, and The Warren); · Repair and restoration of The The Copped Hall Trust have owned the freehold South Drive as the principle of the mansion, its service outbuildings and entrance and approach to gardens since 1995. Although initial progress Copped Hall; was slow, hampered by lack of funds, the Trust · Removal of redundant modern have to date (2009) achieved considerable farm buildings at Home Farm, success by: which adversely affect the character of the area.

Epping Forest District Council – Directorate of Planning and Economic Development 34 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

· restoring the walled garden and its converted to residential use. In addition, the sale adjoining southern garden; of all the former estate workers’ cottages and · re-creating the “grotto” garden, lime walk houses by the Copped Hall Estate has led to a and King Henry’s Walk; number of large extensions being built onto · repairing several greenhouses in the these simple, modest dwellings by their new walled garden; owners. While most of these extensions have · restoring sections of garden balustrade been well-designed and executed, some could and The Great Lawn; be considered to be very large in relation to the · re-inserting several floors to allow access size of the original dwelling. once again to the principal rooms on the first floor; The boundaries to many these properties have · re-instating sections of the roof to stabilise also been redefined, through the erection of new the structure and allow the building to be fencing, and in some cases extended, made weather-tight and dry-out. sometimes without sufficient respect for the landscape character of the area or the original design and function of the property. 8.2 General threats to the character of the Conservation area planning controls do not Area extend to replacement windows and doors,

consequently, permission is not required for such The biggest threat to the character and changes unless the property in question is a appearance of the conservation area since its listed building. designation in 1984 has been neglect, particularly throughout the late 1980’s and early

1990’s. Although the mansion, its outbuildings 8.3 Capacity for change and gardens were sold several times during this period, no positive work was carried out to stem the tide of vandalism and slow decay. The The Copped Hall Conservation Area was designated in recognition of its special acquisition of the area by the City of London was architectural and historic interest. The capacity a turning point for the improvement and for change therefore lies in opportunities to restoration of the parkland, in much the same preserve and enhance this special interest, way as the acquisition by the Copped Hall Trust character and appearance. Suggestions for how has been for the mansion, its outbuildings and this can be achieved will be represented in the gardens. action plan.

Since those acquisitions, most of the former estate buildings, and some of the service outbuildings to the mansion, have been

Epping Forest District Council – Directorate of Planning and Economic Development 35 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

9. Conservation Area Boundary

Part of the purpose of a character appraisal is to review the boundaries of the conservation area. 9.1 Areas that could be included into The current boundary was laid out when the conservation area conservation area was first designated in 1984. There are two possible areas that merit further This boundary encompasses the Registered investigation for possible inclusion within an Historic Park and Garden of Copped Hall as extended Copped Hall Conservation Area. They well as further parkland to the east as far as are: New Farm, and to the west as far as Copthall Green. 1. Whole of Lodge Farm (which contains The boundary is contiguous with the boundary several listed buildings) of the Upshire conservation area at Copthall 2. Land between the entrance gate lodges Green in the west, and with the Bell Common and Crown Hill, and at Warren Lodge up conservation area at Copped Hall Nurseries and to the High Road. Griffins Wood Cottages in the east.

Map showing areas considered for inclusion within the conservation area (red hatching)

Epping Forest District Council – Directorate of Planning and Economic Development 36 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

10. Community Involvement

10.1 Involving local people A copy of the draft will be posted on the Community involvement is an integral part of the Council’s website between February 2011 and appraisal process. The Council aims to take into April 2011 and hard copies of the draft will be account the local residents’ views in defining the available on request. In order to inform local special interest of the conservation area and residents of the public consultation period, flyers formulating strategies for its improvement and and posters will be distributed in the management. The comments and suggestions of conservation area. a number of local residents and amenity groups will be taken into account in the publication of the 10.2 Timetable final version of this document.

Draft appraisal Epping Town Council, Waltham Abbey Town January 2011 prepared Council, the City of London (Conservators of Epping Forest) and local organisations such as Public January 2011 The Copped Hall Trust, Waltham Abbey consultation Historical Society, Friends of Copped Hall and the Epping Society will be consulted on the draft TBC Finalising report appraisal and a public meeting will be held to TBC Publication discuss its content.

Epping Forest District Council – Directorate of Planning and Economic Development 37 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

11. General Guidance

It is the intention of Epping Forest District these will generally be out of character with Council to make use of its powers to preserve buildings in the conservation area and can and enhance the character and appearance of erode its quality and historic interest. its conservation areas. The following is general guidance aimed at controlling and 11.4 Trees, hedges and open spaces guiding change within the Copped Hall Conservation Area in order to ensure that it is Trees, hedges and open green spaces are an properly maintained and enhanced as a integral part of the character of the conservation heritage asset. The Council’s Local Plan area. The Council has stated in the Local Plan Policies (adopted 1998) regarding that it will not give consent to any work to trees conservation areas are set out in Appendix 2. that could be detrimental to the character, appearance or setting of the conservation area 11.1 Views and setting (policy HC6).

It is important that the significant views both 11.5 New development within and out of the conservation area are preserved and, where possible, enhanced. It is recognised that conservation areas must Any development in or around the evolve to meet changing demands and that new conservation area should respect the nature of additions can make a positive contribution to the these views and contribute positively to them. character of a conservation area if of a high

quality design and build, and sympathetic to 11.2 Architectural details their surroundings. However, because of its

location within the Metropolitan Green Belt and As set out in the Council’s Local Plan Policy the restrictive planning policies that apply, there regarding the demolition of buildings in is very limited scope for any new development conservation areas (policy HC9), there will be within the Copped Hall Conservation Area. a strong presumption towards the retention of all historic buildings and other structures that Any new development is likely to be in the make a positive contribution to the character form of extensions and alterations to existing and appearance of the conservation area. buildings, which should respect the character,

scale, materials and architectural detailing of There will also be a presumption in favour of the host building and be in keeping with the the retention of original historic features and character and appearance of that particular detailing such as traditional doors, windows part of the conservation area. New and boundary features as these features development should also be composed of contribute a great deal of interest and value to traditional facing materials (policy HC7). the townscape. When historic features need replacing, a like-for-like approach should be 11.9 Renewable energy taken wherever possible. The reinstatement of traditional features should always be based on In recent years, there has been a growing a sound understanding of the original structure interest in the use of renewable energy systems and, where possible, historical evidence. such as wind turbines and solar panels on

individual residential properties. Planning Policy 11.3 Traditional building materials Statement 5 (PPS5) Policy HE1.3 states “Where conflict between climate change objectives and The use of traditional materials such as brick, the conservation of heritage assets is render, timber weatherboarding, plain clay tiles unavoidable, the public benefit of mitigating the and natural slate will be encouraged in the effects of climate change should be weighed construction of all new buildings or extensions against any harm to the significance of heritage to existing buildings in the conservation area. assets in accordance with the development Modern materials such as concrete, UPVC management principles in this PPS and national and aluminium will be strongly discouraged as planning policy on climate change. It should be noted that such fixtures will rarely be acceptable on statutorily listed buildings (policy CP10, Local Plan alterations, 2006).

Epping Forest District Council – Directorate of Planning and Economic Development 38 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

12. Management Plan

It is important that the character and the Council’s objectives for the preservation and appearance of the conservation area is enhancement of the Copped Hall Conservation preserved and, where possible, enhanced in Area over the next ten years: order to maintain its special architectural and historic interest. The following section outlines

12.1 Copped Hall Conservation Area Management Plan

Copped Hall Conservation Area

Management Plan 2010 - 2020

General

A fundamental principle underpinning all aspects of the management plan for the Conservation Area will be a presumption against the loss or detrimental alteration of those elements that have been identified in this character appraisal as making a positive contribution to the special interest for which the Area was designated.

Unlike many Conservation Areas, most of the Copped Hall Conservation Area is owned, managed and maintained by charitable organisations that are committed to the permanent protection and preservation of the character of the Area. Consequently, most specific proposals for the preservation and enhancement of the Conservation Area are closely related to the aims and objectives of these organisations. These aims and objectives will be covered within the Action Plan which will evolve after the public consultation.

General management objectives to preserve and enhance the conservation area

Careful consideration and assessment of all planning applications for new development and change of use of land and buildings to ensure that the character and appearance of the area is preserved and enhanced. This can be achieved by ensuring that any new development is to a high standard and is sympathetic to the character and appearance of the conservation area in terms of scale, massing, style and materials.

Short term objectives for enhancement

Assess the current conservation area boundary and see if any alterations need to be made

Proposals for specific sites

Removal of redundant modern farm buildings at Home Farm, which adversely affect the character and appearance of the area.

Epping Forest District Council – Directorate of Planning and Economic Development 39 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

13. Bibliography

· Andrews, D, Epping, Copped Hall. · Pewsey, Stephen, Epping and Ongar – A Observations and discoveries 1996-7. Pictorial History, Phillimore & Co. Ltd., Essex Archaeology and History 29, 226- Chichester, 1997 228, 1998 · Ramsey Winston G, ed., Epping Forest · Andrews, D, Old Copped Hall: The site of Then and Now, After the Battle, May 1986 the Tudor mansion. Essex Archaeology and History 17, 96-106, 1986 · Keith, Sylvia, Nine Centuries of People at Copped Hall, The Headway Press, Reading, · Cassidy, Raymond, Copped Hall – A Short 2002 History, reprinted 1995, published by Waltham Abbey Historical Society · An archaeological evaluation carried out at Copped Hall by West Essex Archaeological · Cassidy, Raymond, Copped Hall in its Group in 2002 heyday, 1986.0, published by Waltham Abbey Historical Society

· Cassidy, R, Copped Hall: a Short History. Waltham Abbey Historical Society. 2001

· Farmer, M J The history of the ancient Town · Essex Landscape Character Assessment – and once famous Abbey of Waltham. Final Report 2003, by Chris Blandford London. 1735 Associates

· Holloway, C, Archaeological excavation at · The Victoria History of the County of Essex Copped Hall, Essex, in 2003. Copped Hall Volume VIII, Essex County Council, 1983 Trust Archaeological Project. 2005 · West Essex Archaeological Group, 2003 · Holloway, C, Archaeological excavation at Copped Hall, Essex, 2004-5. Copped Hall Trust Archaeological Project. 2005

· Newman, J. Copthall, Essex In: H. Colvin For further information see the Copped Hall and J. Harris (eds) The Country Seat. Trust website at: www.coppedhalltrust.org.uk Studies in the history of British country house presented to Sir John Summerson. London: The Penguin Press, 18-29. 1970

Epping Forest District Council – Directorate of Planning and Economic Development 40 Copped Hall Conservation Area Character Appraisal – Consultation Draft January 2011

14. Acknowledgements

This document has been produced in partnership with Epping Forest District Council, City of London and the Copped Hall Trust, with EFDC retaining editorial control.

Photographs courtesy of:

Cheffins of Cambridge Essex Record Office

Epping Forest District Council – Directorate of Planning and Economic Development 41 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Appendix 1. Listed Buildings in Copped Hall Conservation Area

· Entrance Lodges and Gates to quoining to ground floor windows; raised cill Copped Hall (London Lodge East band beneath first-floor windows which have and London Lodge West) cornices and pulvinated friezes over architraves; square-headed architraves to second-floor Date Listed: 03 February 1971 windows. Similar fenestration to 4-bay left Date of last amendment:22 March 1974 (south) side wall, with eared architrave to c.1895 Grade II* doorway. West garden front has similar fenestration and tetrastyle Ionic pilastered Crown Hill 1. 1767 West Lodge, Gateway, East portico built on stone by Kempe, c.1895; double Lodge, to London Entrance Drive to Copped staircase (balcony removed) rises on rusticated Hall (Formally listed as Entrance Lodges and basement with 3 round-arched openings to first gates to Copt Hall, Copthall Green) TL 40 SW floor piano mobile, which has pedimented full- 7/41 TL 40 SW 7/189 TL 40 SW 7/190 3.2.1. II* height windows openings; sculptured figures GV 2. Contemporaneous with Copped Hall flank pedimented sundial in tympanum. All remodelling circa 1775 (of earlier house of elevations have modillioned stone cornices, 1753) by James Wyatt. Lodges, stockbrick 1 balustrade parapets and chimneystacks with storey elevation to road with sash window in tall moulded stone caps by Kempe, c.1895. round arched recess, stone archivolts and stone Addition to right, of 4 x 4 bays, is also by Kempe cornice to arch. Pediment overall, slate and and in matching style, with 2 bays to left west stone roof. Circular Coade stone plaques in front faced in stone ashlar with Ionic corner spandrels of arch. Short lengths of wall to right pilasters. Subsidiary features; east front is and left of each lodge with round headed flanked by blind arcaded with banded rustication niches, Coade stone urns of Adam style over, articulated by Ionic half-columns rising to and wall tops ramped up to sides of lodges. 2 dentilled cornice. Copped Hall has remained storey elevations to drive with Sash windows. derelict since it was destroyed by fire in 1917. Double wrought iron carriage gates, pier, and (National Monuments Record; VCH; Country pedestrian gates each side . The gates have Life, Vd 28 (1910), pp 610-17, 646-53; M ramped up top rails with spikes. The plain piers McCarthy, ‘Sir Roger Newdigate: drawings for have matching Adam style urns. West Lodges, Copped Hall, Essex Arbury Hall, Warwickshire’, Gateways and East Lodge form a group. Architectural History, Vol 16 (1973), pp 26-36; ‘Copthall, Essex’, in H Colvin, J Harris (ed.), The Country Seat, Studies in the history of the · Copped Hall Mansion and British Country House presented to sir John Sumnerson, 1975, pp 18-29. attached Walls, Pavilions and Conservatory · The Racquets Court

Date Listed: 04 July 1984 Date listed: 04 July 1984 Date of last amendment: 04 July 1984 Date of last amendment: 04 July 1984 Grade II Grade II

TL 40 SW Epping Upland 6/11 Copped Hall and TL 40 SW Epping Upland 6/10 Racquets Court Attached walls, pavilions and conservatory. at Copped Hall II Racquets Court. Built 1896 by Also known as Copped Hall Country House. Charles Eames Kempe. Rough cast brick with Built c.1751-8, probably by John Sanderson for grey slate roof. South front has pilasters, John Conyers; internal remodelling by James segmental pediment, and finials. Central door Wyatt c1775; extended and remodelled c.1895 with flanking side lights and Venetian window by C E Kempe for Edward James Wythes. over. Red and yellow brick dressings. Vertical Flemish bond brick with Portland stone sliding sash window in east wall, and clerestorey dressings. Double-depth plan flanked by screen running full length of roof. Moulded brick plinth. walls, extended to c.1895. Palladian style. 3 Original fittings remain internally including storeys. East and west fronts each of 2:3:2 balcony and Jacobean style staircase. fenestration with pedimented centre. East front has central porch with moulded cornice and semi-circular arched rusticated doorway, having paterae with festoons in spandrels; rusticated

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· Garden Causeway, attached Ha- · Kitchen Garden Walls, North west Ha and Terrace Wall to west of of Copped Hall Copped Hall Date listed: 30th November 1989 Date listed: 22 March 1974 Date of last amendment: 30th November 1989 Date of last amendment: 22 March 1974 Grade II Grade II Kitchen garden walls 1. 1767 TL 40 SW approx Garden causeway at Copt 1. 1767 TL 40 SW 220 m NW of Copt hall (in the civil Parish of Hall and attached ha-ha and terrace wall to the Epping Upland) II2. Kitchen garden walls. west of Copt Hall (in the 7/195 Parish of Epping Early/mid C18. Flemish bond brick with tile Upland) GV II 2. Garden causeway, c.1985, by brick coping. Pilasters at regular intervals, with C E Kempe for Edward James Wythes. Built of lozenges of blue brick on internal walls. Stone- Brick with facing of squared and coursed coped piers flank C18 wrought –iron gates with limestone and ashlar coping. The causeway scrolled ironwork to west. Gateway to south has extends approx 60m on an east-west axis piers with ball finials flanking C18 wrought-iron having a rusticated through-arch and the gates with decorative ironwork and overthrow. remains of stone steps leading down to sunken Enclosed area approx 120 x90m parterres and runs to meet garden pavilions (qv) at its north and south ends. West end of · Paris Hall causeway has semi-circular projection, forming part of ha-ha wall which extends approx 70m to Date listed: 04 July 1984 north-west. The causeway has had Date of last amendment: 04 July 1984 balustrading, obelisks and statuary removed, Grade II and formed part of a formal garden laid out in Edwardian Baroque style, after the type TL 40 SW Epping Upland High Road 6/13 Paris advocated by Reginald Blomfield in his book Hall II House. C18, timber frames and brick, all ‘The Formal Garden in England’, 1892. rendered, with red plain tile hipped roof, 2 storeys, L-shaped building. Parapet to the South · North Pavilion and South Pavilion front. 3 window range vertical sliding sashes and two and two C19 ground floor bay windows Date Listed: 22 March 1974 with hipped roofs. Small central pedimented Date last amended: 22 March 1974 doorcase. Grade II · Wood House Upshire 1. 1767 North Pavilion and South Pavilion, Copped Hall TL 40 SW 7/192 TL 40 Date Listed: 13 December 1976 (Formally listed SW 7/193 II GV 2. 1985 by C E Kempe, who at under Bell Common) the same time remodelled and enlarged Copped Date last amended: 13 December 1976 Hall for E J Wythes. Stone casings, brick Grade II linings. Square plans with domed roofs in Baroque style. West fronts have attached House. Built 1895, by Charles Eames Kempe Roman Ionic columns framing Venetian and Walter B. Tower. Late C17 style, based on windows with balustrades above shell arched Sparrow’s House, Ipswich. Large L-shaped niches with broken pediments on consoles. building of 3 storeys and attics, to garden front. Round headed dormer windows in stone Rendered above stone ground floor. Red plain surrounds with pediments. South side elevation tile roof. 4 canted full height bay windows of 15 of North Pavilion has archway framed by mullion and transom lights below 15 mullion caryatides. North side elevation of South lights. The 2 to the right have 10 mullion and Pavilion has similar archway framed by transom lights on both upper floors. Extensive atlantides. Included partly for group value. pargetting consisting of Ionic pilasters with North and South Pavilions form part of a group swags and panel ornament to first floor, and with Copped Hall, listed in Epping and Ongar swags and strapwork to upper floors. Swags to Rural District. dormers. Grouped diagonally placed chimney

stacks. West elevation has sun dial. Interior

fittings include re-used fireplace of detailing to

terrace.

Epping Forest District Council – Directorate of Planning and Economic Development 43 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

· Raveners Farmhouse House. Late C16 or early C17, timber framed and weatherboarded, with red plain tile roof. 2 Date listed: 22 March 1974 Storeys. 3 Bay and Chimney bay plain. 5 Date of last amendment: 22 March 1974 window range, C19 and C20 casements. Lean- Grade II to porch with red pantile roof. Large original red brick chimney stack partly rebuilt and C18 and Copthall Green 1. 1767 (East Side) Raveners wall Chimney stack. amended t read: 2. C18 exterior of red brick with hipped old tiled roof. Two storeys and attics, 3 · House to the South of Park Glazed lattice dormers. 2 sash windows with Cottage (Yewtree Cottage) bracketed doorhood under first floor circular window. Gabled back wing. Interior: Circa late Date Listed: 04 July 1984 C17 open well moulded string staircase with Date last amended: 04 July 1984 twisted balusters square newels with moulded Grade II caps and heavy moulded handrail. Kitchen has high ceiling with chamfered lateral beams with House. C18. Timber framed and run-out stops. weatherboarded with red plain tile roof. 2 storeys. 4 window range C19 and C20 · Park Cottage casements and horizontal sliding sashes with glazing bars. Original central red brick chimney Date listed: 04 July 1984 stacks, now rendered. Date last amended: 04 July 1984 Grade II

Epping Forest District Council – Directorate of Planning and Economic Development 44 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Appendix 2. Relevant National Legislation and Local Plan Policies (ii) have traditional pitched roofs and create a National Legislation roofscape with sufficient features to provide an appropriate degree of visual interest in keeping There are several special restrictions that apply with the character of the conservation area; to conservation areas. These are in addition to normal planning controls: (iii) be composed of facing materials chosen from the traditional range used in the district; The size limit for extending your home without obtaining planning permission is 50m3 or 10% of (iv) have facades which: the house’s original volume, up to a maximum of 115m3. (a) provide an appropriate balance between horizontal and vertical Consent must be obtained from the District elements, and proportions of wall to Council for the demolition of any building within window area; the conservation area – this may also include gates, walls and fences. (b) incorporate a substantial degree of visual intricacy, compatible with that of You must give the District Council six weeks the facades of historic buildings; and notice in writing before felling or cutting back any tree unless the tree is: (v) where applicable, be of a scale compatible - dead, dying or dangerous; with any adjacent historic buildings. - causing a nuisance in law; - a cultivated fruit tree; POLICY HC8 - less that 236mm (9.5”) in girth around the trunk when measured 1.5m (4’ 10”) The council will seek to ensure that all public above the ground. utility companies and the highway authority have regard to the need to preserve the Some additional restrictions apply to the siting character of conservation areas when of advertising hoardings or other advertisements considering works within them. and satellite dishes. POLICY HC9 Epping Forest District Local Plan Policies (Adopted January 1998) The council will only grant consent for the demolition of a building in a conservation area POLICY HC6 where the building does not make a significant contribution to the character and appearance of Within or adjacent to a conservation area, the that area, or where the redevelopment proposal council will not grant planning permission for preserves or enhances that character or any development, or give listed building consent appearance. Any consent may be subject to: or consent for works to trees, which could be detrimental to the character, appearance or (i) planning permission having already setting of the conservation area. been granted for the redevelopment of the site; and POLICY HC7 (ii) a legal agreement that the building Within conservation areas, all development and is not demolished before a contract materials will be required to be of a particularly for the redevelopment of the site high standard to reflect the quality of the has been made. environment. Development should: POLICY HC10 (i) be sympathetic to the character and appearance of the conservation area in terms of The council will not give consent for works to scale, density, massing, height, layout, building the interior or exterior of a listed building which line, landscape and access; could detract from its historic interest or architectural character and appearance.

Epping Forest District Council – Directorate of Planning and Economic Development 45 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

POLICY HC11 POLICY HC13A The Council will not give consent for the demolition of a listed building unless it can be The council will prepare a list of buildings of shown, to the satisfaction of the council, that local architectural or historic importance (the there are very exceptional circumstances as to ‘local list’). Maintenance of these buildings will why the building cannot be retained and be encouraged and they will receive special returned to an appropriate use. consideration in the exercise of the development control process. POLICY HC12 POLICY GB2A The Council will not grant planning permission for development which could adversely affect Planning permission will not be granted for the the setting of a listed building. use of land or the construction of new buildings or the change of use or extension of existing POLICY HC13 buildings in the green belt unless it is appropriate in that it is: The adaptation or conversion of a listed building (i) for the purposes of agriculture, to a new use may be permitted where: horticulture or forestry or (ii) for the purposes of outdoor i) This can be shown to be the only participatory sport and recreation or way to retain the special associated essential small-scale architectural or historic interest of buildings: or the building; (iii) for the purposes of a cemetery or (iv) for other uses which preserve the ii) Any proposed alterations respect openness of the green belt and and conserve the internal and which do not conflict with the external characteristics of the purposes of including land in the building and do not diminish its green belt or special architectural or historic (v) a dwelling for an agricultural, interest; and horticultural or forestry worker in accordance with policy GB17A; or iii) The immediate and wider (vi) a replacement for an existing landscape settings of the building dwelling and in accordance with are respected. policy GB15A; or in accordance with another green belt policy Substantial reconstructions or extensions, and (vii) a limited extension to an existing sub-divisions into more than one unit will not be building that is in accordance with permitted. Conditions may be imposed to policy GB14A; or control land use or development rights (viii) in accordance with another green associated with the converted building. belt policy.

Local Plan Alterations (Adopted July 2006)

Epping Forest District Council – Directorate of Planning and Economic Development 46 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Appendix 3. Building Analysis

/ -

t

r o f

o r n on in t e r s tt Name/Number of l No.

Building CA* uil d in g o f B c o ver ing ( ce n t u ry) W i n d ows o f re p a i r / hi s t o r i c m e ri A lu m i n u U PV C D o or o r i g ina ma in t e n a ce Lo ca l y L i s t ed C on t r i b u o n to A g e o f b u i l d n St a t u o ry li s ed U PV C W i n d o ws C on cre t e E l eme n t s i ee d a r c h i t e u al

1 London Lodge East 18th Y P

2 London Lodge West 18th Y P

3 Warren Wood 19th P

4 Yew Tree Cottage 19th Y P

5 Park Cottage 19th Y P

6 Griffin’s Wood House 19th Y P

7 Paris Hall 18th Y P

8 The Wood House 19th Y P

9 Little Copped Hall 19th Y P

10 The Hayloft, Home Farm 19th Y P

11 The Stables, Home Farm 19th Y P

The Old Dairy, Home 12 19th Y P Farm Former farm outbuildings, 13 20th N Home Farm

14 The White House 19th Y P

15 1 Copped Hall Cottages 19th Y P

16 2 Copped Hall, Cottages 19th Y P

17 The Old Kennels 19th Y P

Epping Forest District Council – Directorate of Planning and Economic Development 47 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

18 Timber Lodge 19th Y P / -

o or r o f in t e r st Name/Number of o r n on No. Building c o ver ing ( ce n t u ry) W i n d ows o f re p a i r / B uil d in g s o f hi s t o r i c m e it A lu m i n u U PV C D o r i g in a l ma in t e n a ce Lo ca l y L i s t ed I m p ac t o n CA* A g e o f b u i l d n St a t u o ry li s ed U PV C W i n d o ws C on cre t e a r c h i t e u al E l eme n t s i ee d The Motor House, 4 The 19 19th Y P Hall Barns

20 3 The Hall Barns 18th Y P

21 2 The Hall Barns 19th Y P

22 1 The Hall Barns 19th Y P

23 The Cart Lodge 19th Y P

24 Willow Cottage 20th O

25 The Old Granary 18th Y P

26 The Carriage House 19th Y P

27 Stable Yard Cottage 20th Y O

28 The Rackets Court 19th Y P

29 The Stables, Copped Hall 19th Y P

Former Dairy & Game 30 19th Y P Larder, Copped Hall Stable Hill Cottage, 31 18th Y P Copped Hall

32 Copped Hall mansion 18th Y P l

North Pavilion, Copped 33 19th Y P Hall l South Pavilion, Copped 34 19th Y P Hall l Garden Causeway, 35 19th Y P Copped Hall l Terrace walls and Ha-Ha, 36 19th Y P Copped Hall l

Epping Forest District Council – Directorate of Planning and Economic Development 48 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Walled Kitchen Garden, 37 18th Y P Copped Hall l / -

r o f in t e r st Name/Number of o r n on No. s i n ee d Building c o ver ing ( ce n t u ry) W i n d ows o f re p a i r / B uil d in g s o f hi s t o r i c m e it A lu m i n u U PV C D o or o r i g in a l ma in t e n a ce Lo ca l y L i s t ed I m p ac t o n CA* A g e o f b u i l d n St a t u o ry li s ed U PV C W i n d o ws C on cre t e a r c h i t e u al E l eme nt Boiler House and Pump 38 Room (adj. Walled 18th Y P l garden) 39 Walled Garden House 20th O

40 The Bothy 19th Y P

Copped Hall Gardens 41 19th Y P House

42 Lower Lodge 19th Y P

43 Lower Lodge Cottage 19th Y P

44 Raveners Farmhouse 18th Y P

Brick barn at Raveners 45 18th P Farm l The Summer House (on 46 19th Y P island in the lake) l The Ice House (west of 47 19th Y P Home Farm) l

Epping Forest District Council – Directorate of Planning and Economic Development 49 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Appendix 4. Glossary of Terms

Bargeboard A timber piece fitted to the outer edge of a gable, sometimes carved for decorative effect.

Casement Side hinged window.

Chalybeate Containing iron.

Cinquefoil An ornamental foliation in panels or tracery so called because it is arranged around five intervals, known as foils or cusps, that describe the outlines of five leaves or petals.

Flemish Bond Brickwork with alternating headers (short ends) and stretchers (long sides) showing.

Gable The vertical part of the end wall of a building contained within the roof slope, usually triangular but can be any 'roof shape’.

Gablet A small gable above a hipped roof. Also used ornamentally, such as on a buttress or over a niche.

Gothic A 19th century style that imitated medieval Gothic, marked by thin, delicate forms.

Ha-Ha A wall or other barrier set in a ditch to divide lands without marring the landscape.

Jettied An upper floor is extended out over the floor below, usually on timber joists.

Pantile Curved, interlocking roof tile of S-shaped section usually made of clay or concrete.

Pargetting The use of external lime plaster in a decorative manner with incised or moulded surfaces, especially timber-framed houses of the sixteenth and seventeenth centuries.

Parterre: A formal garden consisting of planting beds and gravel pathways.

Quatrefoil In the shape of a four leaf clover or circular with four foils enclosed.

Quoin An exterior angle of a masonry wall or one of the stones or bricks forming such an angle, usually differentiated from adjoining surfaces by material, texture, colour, size or projection. (found in Visual dictionary of architecture)

Rendering The covering of outside walls with a uniform surface or skin for protection from the weather. Cement rendering: a cheaper substitute for stucco (fine lime plaster), usually with a grainy texture.

Epping Forest District Council – Directorate of Planning and Economic Development 50 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Sash window A window that slides vertically or horizontally on a system of cords and balanced weights.

Solar A first-floor chamber, often serving as a parlour, bedchamber or private room, in a medieval house. Also a loft, rood-loft or garret.

Stock brick A traditional clay brick commonly used in house construction; often called London stocks because of the frequency of use locally. May be yellow or red in colour.

Epping Forest District Council – Directorate of Planning and Economic Development 51 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Appendix 5. Maps

Epping Forest District Council – Directorate of Planning and Economic Development 52 Copped Hall Conservation Area Map 1

Cobbin's Brook Cobbin's Brook

Cobbin's Brook

Cobbin's Cobbin's Brook Brook Cobbin's

Bookr

Cobbin's Brook

The Wood House

Griffin's Wood

Griffni 's Wood Cottages

Copthall Green

Key Conservation Area Boundary

The material contained in this plot has been reproduced from an Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. % EFDC licence No.100018534

County Series Maps (c) Crown Copyright Landmark Information Group Ltd NG 00234 British Geological Survey data - (c) Copyright Natural Research Council 2001/91 IPR/16-26DX Cities Revealed (R) Copyright Geoinformation Group 1932

Scale: 1: 15,000 Copped Hall Conservation Area Map 2 Buildings of Key Importance

Cobbin's Brook Cobbin's Brook

Cobbin's Brook

Cobbin's Cobbin's Brook Brook Cobbin's

Bookr

Spratt's Hedgerow Wood

Cobbin's Brook

Spratt's Hedgerow

Spratt's Hedgerow

Pond Field Plantation Jenkin's Plantation

Little Rookery Wood

Fitches Plantation Rookery Wood

Fitches Plantation

Rookery Wood

The Wood House

Griffin's Wood

TheS elvage

Copped Hall Green

Griffni 's Wood Cottages

Warlies Park

Bell Common Tunnel

Copped Hall Green

The Selvage

Bell Common

Copthall Green

The Warren

Epping Thicks

Epping Thicks

Brambly Shaw

Epping Forest Ambresbury Banks Fort

St Thomas's Quarters

Epping Forest

Key

Conservation Area Boundary The material contained in this plot has been reproduced from an Ordnance Survey map with the permission of the Statutory Listed Building Controller of Her Majesty's Stationery. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and % may lead to prosecution or civil proceedings. EFDC licence No.100018534 Locally Listed Building County Series Maps (c) Crown Copyright Landmark Information Group Ltd NG 00234 British Geological Survey data - (c) Copyright Natural Research Council 2001/91 IPR/16-26DX Other Buildings and Cities Revealed (R) Copyright Geoinformation Group 1932 Structures of Architectural Scale: 1: 15,000 Interest and Historic Merit Copped Hall Conservation Area Inset Map 1

Copped Hall Mansion: Buildings of Key Importance

Drain Rookery Wood Pump

Track Cattle Grid

Pond

66.8m

Path (um)

Little Rookery

Track

Wood

Pond

Drain 75.3m

Cattle Grid

Rookery Wood Path (um)

78.3m

Drain Path (um)

76.8m Timber Lodge Tank The White House 75.9m

The Old Kennels 5 79.6m

66.8m Walled Garden House The Motor House

The Bothy 4 The 82.6m Hall Copped Hall 1 Cottages

3 2 Barns Copped Hall 2 The Gardens 86.6m

Drain Hall Drain 1 Barns Pond Lower Lodge Pond House

Pond

Willow

Cottage Little Copped Hall Lower Lodge The Cart Lodge

Cottage Pond

The Old Granary Home Farm Carriage House Stable Hill Cottage Path

Track

The North Wing

The Stables

The Dairy 90.8m

Drain

Copped Hall

Cattle Path (um) Grid

Lake

The Selvage Pond

FB

Pond Drain

Track Key

Conservation Area Boundary

The material contained in this plot has been reproduced from an Ordnance Survey map with the permission of the Statutory Listed Building Controller of Her Majesty's Stationery. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and % may lead to prosecution or civil proceedings. EFDC licence No.100018534

County Series Maps (c) Crown Copyright Landmark Information Group Ltd NG 00234 British Geological Survey data - (c) Copyright Natural Research Council 2001/91 IPR/16-26DX Locally Listed Building Cities Revealed (R) Copyright Geoinformation Group 1932

Other Buildings and Scale 1:5000 Structures of Architectural , Interest and Historic Merit Copped Hall Conservation Area Map 3

Character Areas

Cobbin's Brook

The Wood House

Griffin's Wood

Griffni 's Wood Cottages

Copthall Green

Key Conservation Area Boundary Area 1 - The Warren Plantation and Holly Hedge Field

The material contained in this plot has been reproduced Area 2 - Copped Hall Parkland from an Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery. (c) Crown Copyright.

Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. % Area 3 - Copped Hall mainsion and surrounding area EFDC licence No.100018534 County Series Maps (c) Crown Copyright Landmark Information Group Ltd NG 00234 British Geological Survey data - (c) Copyright Natural Research Council 2001/91 IPR/16-26DX Cities Revealed (R) Copyright Geoinformation Group 1932 Area 4 - Agricultural fields and woodland

Area 5 - Griffin's Wood, Paris Hall and Wood House

Scale: 1: 15,000 Area 6 - Ravener's Farm Copped Hall Conservation Area Map 4 Ages of Buildings

Cobbin's Brook

The Wood House

Griffin's Wood

Griffni 's Wood Cottages

Copthall Green

Key Conservation Area The material contained in this plot has been reproduced Boundary from an Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery. (c) Crown Copyright. 18th Century Unauthorised reproduction infringes Crown Copyright and % may lead to prosecution or civil proceedings. EFDC licence No.100018534

County Series Maps (c) Crown Copyright Landmark Information Group Ltd NG 00234 19th Century British Geological Survey data - (c) Copyright Natural Research Council 2001/91 IPR/16-26DX Cities Revealed (R) Copyright Geoinformation Group 1932

Scale: 1: 15,000 20th Century Copped Hall Conservation Area Map 5 Important Views

Cobbin's Brook

The Wood House

Griffin's Wood

Griffni 's Wood Cottages

Copthall Green

Woodredon Farm Key

Conservation Area Boundary The material contained in this plot has been reproduced from an Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery. (c) Crown Copyright. Unauthorised reproduction infringes Crown Copyright and % Important Views may lead to prosecution or civil proceedings. EFDC licence No.100018534

County Series Maps (c) Crown Copyright Landmark Information Group Ltd NG 00234 British Geological Survey data - (c) Copyright Natural Research Council 2001/91 IPR/16-26DX Cities Revealed (R) Copyright Geoinformation Group 1932

Scale: 1: 15,000 Copped Hall Conservation Area Character Appraisal – Consultation Draft September 2009

Contact Details

Conservation Team Directorate of Planning and Economic Development Epping Forest District Council Civic offices High Street Epping CM16 4BZ

Tel: (01992) 564068 Fax: (01992) 564229 Email: [email protected]

http://www.eppingforestdc.gov.uk/Council_Services /planning/conservation/conservation_areas.asp

Epping Forest District Council – Directorate of Planning and Economic Development 53