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Heritage Assessment Heritage Assessment Site: Walled Garden at Belaugh Green Lane, Coltishall, NR12 7AJ Proposal: New Live/Work Dwelling and associated access and landscaping Revision Schedule Heritage Statement Walled Garden at Belaugh Green Lane, Coltishall Project Reference Number: 1724 May 2020 Rev Date Details Prepared by Reviewed by Approved by 00 13 Feb 2020 Draft Jemima Dean Debi Sherman Senior Planning Head of Planning Consultant 01 07 May 2020 Draft Heather Byrne Debi Sherman Debi Sherman Senior Planning Head of Planning Head of Planning Consultant This document has been prepared in accordance with the scope One Planning Ltd. of One Planning Ltd.’s appointment with its client and is subject to the terms of that appointment. It is addressed to and for the Unit 3 sole and confidential use and reliance of One Planning Ltd.’s client. One Planning Ltd. accepts no liability for any use of this Gateway document other than by its client and only of the purposes for which it was prepared and provided. No person other than the 83-87 Pottergate client may copy (in whole or in part) use or rely on the contents Norwich of this document, without the prior written permission of the Managing Director of One Planning Ltd. Any advice, opinions, or Norfolk recommendations within this document should be read and NR2 1DZ relied upon only in the context of the document as a whole. The contents of this document do not provide legal or tax advice or opinion. Tel: 01603 518333 or 020 3657 7620 Email: [email protected] © One Planning Ltd www.oneplanning.co.uk 2 Contents Page 1 The Site and Planning History 4 2 Heritage Statement 5 3 Conclusion 22 Appendix 1: List Description Appendix 2: Historic Environment Record Appendix 3: References/Further Areas of Research 3 1. The site and planning history 1.1 The site comprises of a Walled Garden formerly belonging to Coltishall Hall, sold off in 1982 prior to the listing of the Hall in 1984, the building is not curtilage listed. Planning History 1.2 There is no planning history on the site. The Proposed Development 1.3 The proposed development is for a single storey live/work dwelling house and detached garage located within the Walled Garden. As part of the application the remaining area within the historic walls will be reestablished as a kitchen garden. 1.4 As part of the proposal the applicant seeks to make the Walled Garden more accessible to the local community. The applicant proposes the participation in the Broadland Heritage Open Days Scheme which is an annual heritage festival. 4 2. Heritage Statement Introduction 2.1 One Planning has undertaken this Heritage Statement in relation to development at the Walled Garden, Belaugh Green Lane, Coltishall. 2.2 Achieving sustainable development has three overarching objectives, economic, social and environmental. The National Planning Policy Framework 2019 (NPPF) states at para. 8 that sustainable development should ‘contribute to protecting and enhancing our natural, built and historic environment.’ The understanding of heritage assets and the impact of development on them and their setting is key to determining planning applications, assessments submitted with planning applications. Paragraph 189 states that ‘The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance’. Para’s 190 to 202 set out how local planning authorities should make decision in relation to applications relating to the historic environment and further guidance is given in the National Planning Practice Guidance Conserving and Enhancing the Historic Environment, updated 2018 (PPGHE). 2.3 As set out in Section 16 of the NPPF the local planning authority must consider the impact of a development proposal on a heritage asset or its setting and whether the development preserves, enhances or causes harm. It must also decide on whether that harm is total loss, ‘substantial harm’ or ‘less than substantial harm’. In order to make this assessment it is necessary to set out in sufficient detail the significance of any heritage assets affected by the development so that the potential impact of the proposal can be fully understood. 2.4 In addition to national planning policy and guidance Historic England (HE) have produced ‘Historic Environment Good Practice Advice in Planning: 2: Managing Significance in Decision-Taking in the Historic Environment’ 2015 (GPA2), and ‘Advice Note 2: Making Changes to Heritage Assets’, 2016 (AN2),and ‘Historic Environment Good Practice Advice in Planning: 3: The Setting of Heritage Assets’, 2017 (GPA3), are relevant to this application. These three principle documents guide what and how the Heritage Assessment is made. 2.5 HE has produced broad guidance on what needs to be assessed. There are three principle documents in this instance: GPA2, GPA3 and AN2 which guide what and how the Heritage Impact Assessment is made. The four stages are as follows: 1 Identify which heritage assets and their setting are affected 2 Assess whether, and how and to what degree these settings make a contribution to the significance of the heritage asset. 3 Assess the effects of the proposed development on the identified significance 4 Explore the way to maximise enhancement and avoid or minimise harm 5 Local Policy Greater Norwich Development Partnership Joint Core Strategy (JCS), Adopted March 2011, amendments adopted January 2014 2.6 The Joint Core Strategy for Broadland, Norwich and South Norfolk (JCS) sets out the long- term vision and objectives for the area, including strategic policies for steering and shaping development. The following polices are considered to be relevant to the proposed development: Policy 1: Addressing climate change and protecting environmental assets Policy 2: Promoting good design Policy 15: Service villages Development Management Development Plan Document, adopted September 2015 2.7 The DMDPD sets out the vision and objectives for the area, including policies for steering and shaping development and more detailed policies to manage sustainable development across the District. The following polices are considered to be relevant to the proposed development: Policy GC1: Presumption in favour of sustainable development Policy GC2: Location of new development Policy GC4: Design Policy EN2: Landscape Identify affected assets and their setting 2.8 We have assessed the setting of each heritage asset in line with the description set out in the Glossary to the NPPF: ‘Setting of a heritage asset: The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral.’ 2.9 We have identified that the following heritage assets will be affected by the proposal. The nature and degree of the effect will be assessed in Section 3. Asset Grade Affected Walled Garden Non-designated Asset and setting Coltishall Hall Grade II Setting The Lower House (Woodlands) Grade II Setting Conservation Area Designated Asset 6 Assess whether, and how and to what degree these settings make a contribution to the significance of the heritage asset 2.10 We have identified in section 2.9 which heritage assets may be affected by the proposed development. This section will assess whether the setting of these heritage assets has a contribution to make to the significance of the asset and how and to what degree their setting contributes. 2.11 The assessment of significance of the heritage asset has been examined in relation to the Conservation Principles and the relevant building selection guide for listing. Set out below is an assessment of which settings, how and to what degree the settings contribute to the identified assets. Heritage Assets Asset Grade Comment Walled Garden Non-designated The proposed works affect the asset. Significance of the setting relates to surrounding former parkland. Much of the parkland has been in agricultural use for years, very few original trees remaining. The setting of the Walled Garden remains of significance to it despite these changes, it is however not as significant as it once was. Coltishall Hall Grade II The asset is not affected. The Walled Garden historically part of Coltishall Hall, is no longer functionally or visually connected to it. The setting of Coltishall Hall remains significant with minimal existing relationship to the Walled Garden. The Lower House Grade II The asset is not affected. The setting of Lower House is significant comprising associated garden land and the open land beyond White Lion Road, which also contributes to its significance. Conservation Area Designated The asset is affected. Significance of CA relates to the villages and their connection to River, buildings along road and street frontages. The significance in vicinity of the site relates to the Walled Garden itself and surrounding wooded areas. 7 Assess the effects of the proposed development on the identified significance Significance 2.12 The definition of significance is set out in the Glossary to the NPPF as ‘The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence but from its setting’. Historic England set out in their ‘Conservation Principles, Policies and Guidance’, 2008, at page 72 that ‘The sum of the cultural and natural heritage values of a place often set out in a statement of significance.’ The Conservation Principles also define what may be included within archaeological, architectural, artistic or historic interest of a heritage asset. In relation to a number of building types Historic England have also produced a number of listing guides called Selection Guides.
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