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
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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
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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.
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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
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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
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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.
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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.
2.13 Each assessment of significance of the heritage asset and/or its setting has been examined in relation to the Conservation Principles and the relevant building selection guide for listing. We have assessed the degree or level of value or interest based on the following:
High: scheduled monument, grade I or II* Moderate: locally designated monument, grade II, conservation area or locally identified asset Low: grade II, conservation area or locally identified asset where remote from the development Negligible: none is visible or known.
The Works
2.14 The application proposes a three-bedroom single storey live/work dwelling within the Walled Garden, with associated drive, parking and landscaping.
2.15 The dwelling is positioned in the north east corner of the garden and would comprise this whole quadrant. The building floor level and surrounding garden are 900mm below the level of the surrounding garden.
2.16 The remaining land within the walls would be reinstated as a kitchen garden with central pathways serving the remaining three quadrants and a central circular pond.
2.17 The design of the dwelling comprises a circular form facing the wider Walled Garden area. This part of the garden has been dug down to keep apparent dwelling height to a minimum. The detached red brick garage is located to the south of the dwelling, its curved front wall follows the curvature of the main house.
2.18 In terms of materials, house walls would be primarily Lime rendered, shuttered hemp with a reclaimed structural timber frame with white finish, with red brick spine wall at high level.
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2.19 A new greenhouse reflecting the Victorian style centered on existing pedestrian entrance is also proposed.
2.20 Access to the dwelling would be from the east via a new driveway leading from Belaugh Green Lane. An existing access to the Walled Garden would be utilized with an internal garden wall to maintain privacy.
2.21 The Walled Garden had become deteriorated to the point where sections of it had become unstable. Significant restoration work, including some re-build has already been carried out since the applicant took ownership of the wall in 2014. Much of the wall was covered in thick ivy, which had severely damaged its integrity. The North side arched entrance was in a state of collapse, and immediate steps were taken to have this secured and rebuilt. The south west corner also had substantial damage from fallen trees. Molds were built for bespoke coping design and replacements made for those that had perished.
2.22 The applicant seeks to ensure continued restoration of the outside of the historic walls, which is expected to take at least another two to three years. Restoration to the interior walls will be also be necessary to complete the restoration. In terms of costings so far this is estimated to be in excess of £60,000, and significant expense to continue the restoration is required which is expected to be approximately £20,000. None of the costings has taken account of the huge amount of time the applicant has spent carrying out the work.
2.23 The proposed dwelling in this location within the historic walls seeks to ensure an ongoing use to safeguard the future conservation of the Walled Garden. The sale of the applicant’s existing dwelling would release funds and enable the additional expenditure required by the applicant to continue the restoration of the historic Walled Garden.
2.24 Previous to the current ownership the Walled Garden was landlocked with only pedestrian access via a residential garden of a dwelling along White Lion Road. The Walled Garden is largely hidden from public views. It is the applicant’s desire to make it more accessible to the local community and taking a personal interest in the continued upkeep of the walls, the applicant would like to encourage community participation through Broadland Heritage Open Day scheme. This will provide public access to the Walled Garden, which entails large numbers of local people exploring historic interests close to where they live. The event is usually scheduled over three days in September.
Coltishall Hall including the Walled Garden
Brief history and development
2.25 Pevsner describes Coltishall Hall ‘(a hotel), of 7 bays, with lower and later two-bay wings. The middle bay projects and has quoins, as have the angles. Rusticated door surround and moulded platband. Probably c.1700, but of c.1820 is the staircase in its apsed stairwell and in 1871 the entrance bay was altered.’ (Pevsner N and Wilson B (1994) The Buildings of
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England: Norfolk 1: Norwich and North-East p.440). Clearly this statement was not updated for the 1994 edition of the book as the hotel use was lost about 1980.
2.26 The ancient manor at Coltishall (Coulshill/Colteshall) was split into four main holdings in 1066. (The King holds the Lete court and superior jurisdictions, suggesting that the manors are of some importance.) Roger of Poitou (Poictou) held 30 acres, formerly Stigand’s land. This land was then joined with his manor in Frettenham to the south west of Coltishall.
2.27 Of the other manor William of Warenne/Warren was tenant in chief in 1086, holding one lordship himself and the other held by Turold. Overlords in 1066 were Earl Gyrth, Earl Harold and Earl Ralph the constable. Harold and Ralph held lordship together with Archbishop Stigand, 3 freemen, and a freewoman. There were 17.5 men’s plough teams, an extraordinary number.
2.28 110 acres of Ralph Stalra’s land was not passed to Warren. Ralf gave the land to the Abbot of St Bennet at Holm, who joined it with his adjacent manor of Hautbois to the north.
2.29 The Warren land becomes the manor of Coltishall. Blomefield (1807) states that the manor passes from Ralf de Camois in 1218 to William de Hakeford (Hackford) and Walter de Rochford. There is a grant of land c.1290 from John, son of William le Mareschal, Lord of Buxton to Thomas son of William de Hakeford held at Kings College, Cambridge (ref COL/1) (https://www.kings.cam.ac.uk/archive-centre/estates-records/estates-records-norfolk).
2.30 The manor then passes through the Hackfords and Seckfords and in 1401 the land was held by the Duchy of Lancashire. The advowson was sold to St Giles Hospital. About 1450 the manor and advowson were both sold to the King’s college in Cambridge, The King’s jurisdictions had previously been given to the College (College established 1441). In 1807 King’s College remained sole lord and patron of the manor. The Indenture of 4.6.1782 sees the Coltishall Estate (not the whole of the manor) pass from the College to Chapman Ives, Esq (1758-1804), and back into private hands.
2.31 White’s Directory of 1836 advises that Rev James Ward (1766-1842) (Doctor in Divinity, Queens College, Cambridge) is owner. In 1845 it advises that Mrs Maria Ward (c.1800-1850 (nee Burroughs/Burroughes of Burlingham, married 1796 in Long Stratton) owns the Hall, described as ‘a neat house, on woody declavity’. Mr Jason Ward’s postal address in 1845 is the Hall, Randall (b. 1798) is Maria’s son, Jason may be another son.
2.32 Records in the Norfolk Records Office include title deeds and sales particulars of the Baldwin family of Horstead. Document MC96/49 is for the Coltishall Hall Estate in Coltishall and Belaugh with two farms, cottages, plantations and groves, it includes a plan and is dated 1851. It is possible that this is the sale after the death of Maria.
2.33 William Burroughs/Burroughes is the owner in 1854 (perhaps from 1851), 1864 and until 1866 (probate). William may or may not be a relative of Maria.
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2.34 In the late 19th century (from at least 1882) the Coltishall Estate is in the hands of the Rogers family up until sale in 1946 to the Dewing family a trust was created. The Hall was converted to an hotel (leased or sold) and various parts of the estate were sold (1954, 1967, 1972, 1982), the whole broken up.
2.35 The red brick building located to the north of the Hall is a replacement for an earlier building. This building gained consent 1980/1 with an office use, it was converted to nursing home use c. 1994 (planning ref. 940524) (This building is not curtilage listed as it was built after 1948.) Sometime after 1980 the Hall was in use as a residential nursing home.
2.36 In 2002 the care home was granted consent to convert to units (5 within the Hall, a further single dwelling to the rear and the 1980/1 building into a further 8 units) (planning ref. 20021544, 20021545, 20023955 and 20023956).
2.37 On 4.7.1982 the Walled Garden was sold to Mr & Mrs Wheeler. On 16.5.1984 the Hall was listed following recommendations in the Coltishall and Horstead Conservation Area appraisal printed in January 1984 (designated August 1983).
2.38 Further research of these and other documents will increase knowledge and understanding of the manor and estate but is not required for the purpose of this report.
Mapping regression
2.39 The 1797 Faden Map (Fig. 1) shows the house and extensive parkland of Coltishall Hall bounded to the south by a road which is now known as Belaugh Green Lane/Back Road and Wroxham Road and Anchor Street. The Wroxham Road cuts through an area which was once the parkland (No.1 Anchor Street being within the parkland and No’s 2 and 3 without). The park extended along the eastern side of White Lion Road up to at least the turn for St James. The land holding probably extended into woodland or deer park beyond. (Hazelwood and Lower House would not have been of sufficient status to prompt them being shown on the map in comparison and may have been houses belonging to the estate).
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Figure 1: Extract of 1797 Faden Map
2.40 The 1817 Ordinance Survey Map is indistinct but shows the house, line of drive, tree belts, probably parkland and probably a Walled Garden (http://www.bl.uk/onlinegallery/onlineex/ordsurvdraw/n/002osd000000023u0020 100a.html). The 1826 Bryant Map (Fig. 2) probably indicated a similar scenario.
Figure 2: Extract of 1826 Bryant Map
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2.41 The Tithe Map of c1840 (Fig. 3) and the 1866 map of the Estate (Fig. 4) clearly shows the extended Hall, outbuildings and the layout of the Walled Garden. The 1881 (Fig. 5) and 1884 Ordinance Survey Map scale 1:2,500 (1887 Map is not copyright and shown at Fig. 5) shows the reason why the south west corner of the Walled Garden is missing, the land beyond was previously quarried away. It is not clear why the remaining corners are not at 90 degree angles or why there is a slight deviation of the western wall. There is a path which circumnavigates the interior of the wall providing access to beds immediately adjacent to the wall and also a cross formation of paths starting from the approximate middle of each wall. Much of the interior of the Walled Garden is shown with trees, which are assumed to be productive. To the east of the Walled Garden is a further area of paths and probably beds and a glasshouse. The glasshouse is not shown in on the Tithe map.
2.42 Further east of the Walled Garden and to the north of the Hall (west of Belaugh Green Lane) lies parkland, the trees appear to be accurately represented within the field as the remnant parkland trees can be traced through time. The avenue of trees along the former rear drive (now access to Marlpit House) have mostly been replaced. Remnants of the Parkland trees to the east and south of the Hall are now subject to a Tree Preservation Order.
Figure 3: Extract of the c.1840 Tithe Map
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Figure 4: The Estate of Coltishall Hall as held at 11.10.1866
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Figure 5: Surveyed 1881 and published 1887
2.43 The 1906 Ordinance Survey Map clearly shows the quarrying outside the Walled Garden’s south east corner, to the west and to the east of the Hall. The glasshouse to the east a further outbuilding to the south east corner of the Walled Garden are also shown. No internal detail is shown on the Walled Garden. Otherwise the Estate remains much the same. The 1938 Ordinance Survey shows the Hall with Walled Garden, the tree detail is omitted.
2.44 The 1946 Aerial Photograph (http://www.historic-maps.norfolk.gov.uk/mapexplorer/) shows the layout of the interior of the Walled Garden clearly, with the paths still in place all bounded by small trees and bushes. Each of the four quarters appears to be growing at least 9 different types of inground crop. The gardens to the immediate east appear to be in use although the glass house is not clearly visible (possibly because it is full of crops).
2.45 The 1974 Ordinance Survey shows the Estate subdivided with additional houses along White Lion Road, and White Lodge, Sunny bank and High House on Wroxham Road constructed. Coltishall Hall has a new drive access onto Wroxham Road (the old on land
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now belonging to High House and the revised line of the Wroxham Road in use.
2.46 Road alignment was revised after 22.5.1958 (apportionment for road).
2.47 The 1988 aerial photograph (http://www.historic-maps.norfolk.gov.uk/mapexplorer/) shows the area around Coltishall Hall much as it is today, with later dwellings and the Walled Garden turned over to a single field, although the broadly east/west path is visible as a darker line in the ground. The replacement of the former outbuildings to the north of the Hall and Marlpit house have been constructed.
Discussion
2.48 The Norfolk Historic Environment Record advises that the house was built c.1700, with interiors of c.1830 and altered façade 1871 (dated) and later extensions. It is clear from the façade facing Wroxham road that the central part of the building of two and a half storeys and the two storey flanking wings are of later date.
2.49 The c1700 origins of the Hall are not debated, as the building has not been inspected, it is clear that the current architectural design has been applied to an older building, the east and west wings are clearly later than the original central building. The c.1700 construction would perhaps have been undertaken by King’s College or perhaps their tenant.
2.50 The interiors dating to c1830 were probably undertaken by Rev James Ward and the 1871 alterations to the house By William Burroughes or Richard Rogers.
2.51 The house has been considered against the criteria for listing as set out in the Listing Selection Guide: Domestic 1: Vernacular Houses and Domestic 3: Suburban and Country Houses. The house should remain on the statutory list of buildings of architectural or historic interest due to its evidential, illustrative and artistic values (further research may broaden the values). The building is currently listed grade II, although the interior is architectural interesting its mid-20th-21st century history and splitting into flats mean that the building is probably appropriately graded.
Significance of the site
2.52 The site consists of the 18/19th century Walled Garden formerly of Coltishall Hall. Accessed from Belaugh Green Lane across the former parkland of the Hall. The parkland has been in agricultural use for many years, with very few of the original scattered oak trees surviving. The Walled Garden appears to be of a number of different build periods, this is perhaps due to partial rebuilding or heightening of the walls (and repairs over the last few years by the applicant), the principle build is certainly pre 1840, probably pre-1817 and it is reasonable to assume a date of mid to late 18th century. However, without access to compare bricks with the Hall or further research of the records which are available a specific date cannot be established. Chapman Ives took over the Estate from King’s College in 1782, perhaps Chapman purchased on the occasion of his marriage to Sarah Ives (nee Ransom) in 1781
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and then constructed the Walled Garden to supply the household with fruit and vegetables.
2.53 The non-designated Walled Garden is of significance for its evidential and illustrative value and is important for its historic and architectural interest at a local level. It is not of sufficient interest alone to be added to the statutory list of buildings of architectural or historic interest, despite its former relationship with Coltishall Hall.
2.54 The years of agricultural and horticultural use of the Walled Garden, which included trees is likely to have disrupted any archaeological context. There is no archaeological site or find identified on the site or adjacent to it. The potential archaeological value is negligible.
Impact of development on the site
2.55 The impact may be classed as significantly positive, slightly positive, neutral, slightly negative or significantly negative. Where the impact is negative, then harm to the asset or setting of the asset is created. Harm may be assessed as ‘less than significant’ or ‘significant’ harm. There is a sliding scale for less than significant harm, low to high.
2.56 The walls of the Walled Garden up until the change of ownership in 2014, had deteriorated significantly to the point where some sections of the wall had become unstable. The applicant has since repaired and restored parts of the wall to the point where it is now stable to some degree. There are, however, still areas where the walls are in poor condition and at risk of deteriorating and without ongoing repair and maintenance there is a possibility that the Walled Garden will become unstable and eventually could potentially be lost to a pile of rubble. The use of the Walled Garden to accommodate the proposed new dwelling within its walls will provide a new use which will secure the future repairs and ongoing maintenance to walls that will be required over time. These repair works have a significant positive impact on the non-designated asset.
2.57 Aerial photos taken in 1988 shows the Walled Garden turned over to a single field. The change in use of the site to residential will include part of the land within the walls becoming garden land in association with the new dwelling. The new use will bring the Walled Garden to life and to some extent it can be seen to restore its original use. The new use would bring modern domestic paraphernalia such as parking and cars which would not be akin to the gardens historic use. The change in use to residential would have a neutral impact on the setting of the non-designated asset.
2.58 The design of the proposed dwelling is specific to its context. The northern quarter of the garden is to be sunk by 900mm to accommodate the building and private garden. Some aspects of the design reflect a Victorian style, such as Victorian conservatory style glazing. The spine of the main house is topped with red brick to reflect existing garden walls. The dwelling is limited to single storey with the roof kept to a low height to minimise any sighting of the dwelling from the other side of the walls of the garden. The proposed dwelling has a slight negative impact on the non-designated asset.
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2.59 The Walled Garden has significance both historically and as a community asset. Its redevelopment would include the part restoration of the kitchen garden. Whilst maintaining its use as a private garden the application seeks to make the Walled Garden more accessible to the local community by encouraging community participation in the Broadland Heritage Open Days scheme. Members of the local community will have knowledge of the garden and its historical significance and some observers may have viewed it from a distance from Belaugh Green Lane. To allow public access at least once per year represents a significantly positive impact.
2.60 The Walled Garden requires ongoing restoration and a use to guarantee this repair and maintenance into the future, and on the basis of the assessment of impact set out in the paragraphs above the overall conclusion is that the proposal will cause a slight negative impact physically. This is ‘less than substantial harm’, and when weighed against the benefits of bringing the Walled Garden into use to look to ensure its own repair as set out under para. 197 and para. 202 of the NPPF, then the slight negative impact is outweighed by the significant public benefits that the proposal would bring.
Impact of development on the setting of Coltishall Hall
2.61 There is no impact on the grade II listed building or its setting.
2.62 The site lies in an area remote from the designated heritage asset and the functional use between Coltishall Hall and the Walled Garden has long gone. There are relatively modern buildings granted in the early 1980’s between the site and the designated asset. The proposed development will be set sufficiently distant from the asset and with intervening trees and buildings such that there will be no impact on the significance of the setting. There is no impact on this significance, therefore no test of harm is required.
Lower House
2.63 Lower House was first listed in 1961. Said to have been built c.1700. The house has been considered against the criteria for listing as set out in the Listing Selection Guide: Domestic 1: Vernacular Houses. The house should remain on the statutory list of buildings of architectural or historic interest due to its evidential, illustrative and architectural values (further research may broaden the values). The building is currently listed grade II, the interior has not been inspected.
2.64 The building has evidential and illustrative value at a moderate level. The immediate setting of the building, its garden is of high significance to it. The wider setting is of moderate significance to it, particularly the relationship to White Lion Road and open land to the east. There is no impact on the grade II listed building or its setting.
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Coltishall and Horstead Conservation Area
2.65 The site is within Coltishall Conservation Area (CA), which is a designated heritage asset.
2.66 Appendix 1 ‘Proposed and Existing Listed buildings of Architectural or Historic interest’ of the Coltishall and Horstead Conservation Area Appraisal (January 1984), lists and briefly describes Coltishall Hall itself, however, there is no mention of the hall or the Walled Garden within the main document.
2.67 Section 3 sets out the characteristic and definition of the CA and includes at Para 3.10:
‘The villages of Coltishall and Horstead have historically evolved in conjunction with their position as a bridge-point / ford across the River Bure. The local industries of milling, malting and boatbuilding were established as a result of the villages position. Whilst these industries no longer exist, the commercial links with the river have been maintained through the increased tourist activities relating to the Broads. In addition to those commercial links which have influenced the form of growth of the villages they also enjoy aesthetic links with the river valley and wooded areas. It is this linkage, between the architectural and historic built features of the villages and their surrounding landscape setting, which forms an intrinsic part of the character of Coltishall and Horstead, and which the Conservation Area seeks to protect.’
2.68 The special interest largely relates to the two villages and their connection to the River, there is also much reference to buildings along road and street frontages. There is little which can be directly related to the proposed development except perhaps the presence of the trees and woodland around the site.
2.69 The significance of the CA in the vicinity of the site relates to the Walled Garden itself and the wooded areas beyond its north, south and western boundaries. For the purposes of this assessment the CA must have moderate significance.
2.70 The dwelling’s height has been kept low and the proposal would be contained within the existing high walls of the garden. The proposed roof, which at the top matches the brick of the walls to the garden, will be barely visible. Set to the east of a wooded area the site will not be visible from White Lion Road or any other public view within the CA. The site is visible from Belaugh Green Lane to the east, at approximately 270m distance.
2.71 The proposal relates to a single dwelling and vehicular access to and from the site will be minimal to those associated with one dwelling (usually accepted as circa 6no. vehicle movements per day) meaning there will be no significant change in vehicular movements which might affect the experience of this part of the conservation area. Due to the minimal physical impact of the dwelling when viewed beyond the Walled Garden, the impact of the proposal on the CA is neutral, there is no harm caused by the proposal and no further test is required.
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Summary
2.72 In summary, the proposed work will have no impact on the significance of the setting of Coltishall Hall or Lower House, both designated heritage assets. There will be a neutral impact on the designated Conservation Area.
2.73 The proposal will cause a slight negative impact physically on the non-designated Walled Garden. However, this is less than substantial harm, and when weighed against the benefits of bringing the Walled Garden into economic use to look after its own repair and the proposed public access, as set out under para. 196 of the NPPF then the slight negative impact is outweighed by the positive public benefits of the proposal. A neutral impact overall.
2.74 It is necessary for the Walled Garden to have a purpose if it is to survive into the future for the benefit of future generations. The proposed development within the Walled Garden would allow for the ongoing restoration and management of the Walled Garden in the countryside which will add to and preserve the historical character of the landscape.
2.75 The proposal is compliant with the NPPF, PPGHE, Historic England Guidance and Policy 1 of the JCS.
Explore the way to maximise enhancement and avoid or minimise harm
2.76 The national PPGHE advises on how proposals can minimise harm to heritage assets at para. 019: “A clear understanding of the significance of a heritage asset and its setting is necessary to develop proposals which avoid or minimise harm…studies can reveal alternative development options, for example more sensitive designs or different orientations, that will deliver public benefits in a more sustainable and appropriate way.”
2.77 The proposals have considered their context and affected heritage assets or settings of heritage assets as follows:
• The height, scale and materials chosen for the proposed dwelling have been detailed to take into consideration the character and appearance of the Walled Garden and the Coltishall and Horsford Conservation Area. Any potential harm has been minimised.
• Restoration and ongoing maintenance to ensure the non-designated remains for future generations to come, bringing public benefits.
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• Reinstating the remaining garden area to include the historic kitchen garden which would the site have historically represented, bringing public benefits.
• Participation in the Broadland Heritage Open Days scheme, bringing public benefits.
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3. Conclusion
3.1 The proposal minimises its impact on the non-designated Walled Garden and the setting of the designated Coltishall and Horsford Conservation Area. There is less than substantial harm caused to heritage assets and the public benefits of the proposal can balance the harm caused.
3.2 There is no impact on the potential archaeology of the site.
3.3 The proposal is considered to comply with national and local policy as set out above.
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Appendix 1: List Description
Heritage Asset List Description Coltishall Hall List Entry Number: 1295234 Date first listed: 16-May-1984 This list entry was subject to a Minor Amendment on 25/06/2015 TG 2719 8/40 COLTISHALL WROXHAM ROAD (north) Coltishall Hall. II Former manor house. Early C18, greatly enlarged in late C19. Original house sited centrally to later wings, forming 'U' shaped plan of 2 storeys and attics. C18 facade of 7 windows, with plinth, rusticated quoins and platband. Works of 1871 added central, shallow projecting one windowed entrance bay, with rusticated quoins, flanking consoles on the plinth and panels between the windows. Parapet gable with moulded brick panels, timber modillion cornice and scrolled pedimented dormer heads. Ground floor of flanking wings possibly C18, but C19 above. 2 bay blind arcades with string course and semi- circular arches at ground floor, with first floor platband, rusticated quoins and 2 windows to first floor. East wing, 7 windows to east, with niche at ground floor level. All windows, sashes with glazing bars and flat gauged brick arches. Hipped roofs. 2 axial chimney stacks with cornice. Interior mainly C20. 2 sets of C18 arches with timber Corinthian columns in hall. Fine early C19 winding stair with inlaid handrail, balusters and tread ends, in apsidal enclosure with niches. C19 tented ceiling in east wing. Northern extensions to western and eastern wings not of special interest. Listing NGR: TG2799019776 Hazelwood List Entry Number:1372954 Date first listed:10-May-1961 TG 2719 COLTISHALL WHITE LION ROAD 8/39 Hazlewood. 10.5.61 G.V. II House, red brick, brick and flint, with plain tiled and pantiled roofs. Single pile house, dated 1766, extended with additional pile to west dated 1780. 2 storeys and attics with 2 storey axial extension to western pile. South facade, double gabled 5 windows with central part glazed, raised and fielded panel door, with timber doorcase with fluted pilasters and projecting cornice. Brick and flint plinth, shallow clasping buttresses, and shallow buttresses to eaves level flanking entrance door. Platband at first floor level. 2-light transomed casement windows with flat gauged brick arches. Curved gables with moulded brick kneelers and stone acorn finials. Tie irons and date stones in each gable. West elevation, knapped flint with brick dressings. Clasping and central buttresses pilasters. 3 windows, blank centrally at first floor. Transomed 2-light casement windows with segmental brick arches. Single storey wing has one 4- light C20 window, and parapet gable. Off centre axial stack in each 2½ storey wing. Date stones inscribed R.I. 1766 and C.I. 1780. Listing NGR: TG2779619843
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Lower House List Entry Number: 1178039 Date first listed: 10-May-1961 10.5.61 GV II House, c.1700, of red brick with black and red pantiled roofs. Two attached builds, at right angles. South facing wing, two storeys and attics, with single storey extension to east. West facing wing two storeys. South facade, three windows with central raised and field six panel door, semi-circular fanlight, vertical glazing bars. Timber doorcase with Tuscan pilasters and entablature and projecting broken pediment. Two-light transomed casement windows with single glazing bar wrought iron casements and flat gauged brick arches. Brick plinth and moulded brick platband at first floor level. Brick modillion cornice, moulded brick kneelers, curved gables and end stacks. Two segmental headed dormers with two-light windows with wrought iron casements. West facing wing of five bays, windows alternating with blank panels. Insert C18 door and frame with fanlight, and early C20 door and window. At first floor, two two-light early C18 transomed windows, with wrought iron casements. Right hand window has leaded lights and possibly C18 glass. Flat gauged brick arches, plinth, moulded brick platband at first floor level and brick dentil eaves. Platbands on north gable at mid first floor and mid gable level. Parapet verge with brick tumbling in. Central axial stack and gable stack. Monogram tie irons on west gable B.W.? Listing NGR: TG2789220013
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Appendix 2: Norfolk Historic Environment Record
NHER Entry 4764 Colishall Hall Summary: A large country house built in about 1700 in a 17th century style, with 19th century alterations. Faden's map of 1797 shows the house surrounded by a large park, which has now disappeared. Full description: Large building in 17th century style with projecting central bay, recessed wings and scroll pediments. (S1) says it was probably built about 1700 but central pediment bears the date 1871. If this date refers to whole building it is a very good imitation. Visited E. Rose (NAU) 26 July 1975. (S2) marks the Hall on approximately same site, surrounded by a large park. E. Rose (NAU) Revisited 25 May 1983. Central projecting section to south facade is of 7 bays and 2 storeys with dormers; rusticated quoins; façade plastered. Central of these bays again projects with central doorway hidden by modern porch. String courses between floors and below dormers; latter have scrolled pediments, central highest and dated 1871. Each side of seven bay section are 2 bays with blank arches and windows above; rusticated quoins again. Slate roof with 2 stacks symmetrically placed. Building recommended for listing by C. Jeffreys (NCC) as 'of 1871' but it seems clear that (S1) is correct and that the hall is of about 1700. The 1871 date may refer to reroofing, and possible plastering of brick facade and alteration of pediments. See (S3). E. Rose (NAU) November 2002. Building examined in detail. About 1700, extended and given fine interiors in about 1830, stairs, ceiling etc survive, and a remarkable room with a tented ceiling, similar to the Music Room in the Assembly Rooms in Norwich. Façade altered 1871, later extensions. See (S4). E. Rose (NLA), 19 November 2002. Monument Types: GREAT HOUSE (Post Medieval - 1540 AD to 1900 AD) Protected Status: Listed Building Sources and further reading: --- Newspaper Article: Eastern Daily Press. 1977. This Year's Crop at the Hall is Ammo. 11 March. --- Graphic material: Various. Various. Architectural plans. --- Newspaper Article: Eastern Daily Press. 2003. Elegant living on offer in hall transformation (sale advertisement). 21 November. --- Secondary File: Secondary file.
4774 Lower House Summary: A late 17th century house, with later alterations. The house has Dutch gables and a classical porch. Full description: Brick, two storeys and attics; Dutch gable with iron clamps BWT. Classical porch. Several blocked windows. One corner at rear corbelled
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off about 2m above ground. Late 17th century. Listed Grade II, see (S1). Visited E. Rose (NAU) 26 July 1975. Said by Broadland District Council to be now known as Woodside, but this is marked as a separate house on (S2) E. Rose (NAU) Monument Types: HOUSE (Post Medieval - 1540 AD to 1900 AD) Protected Status: Listed Building Sources and further reading:
55355 Coltishall Mill Summary: Mill and malthouse, now converted to housing. Full description: The site was recorded in 1964 and still worked as a malthouse. Buildings are brick, flint and stone with pantile roofs. The smaller buildings contain timber and corrugated iron elements. The main building has a pyramid exhaust cyclone. All machinery was driven by belts and shafts powered originally by a Lister diesel engine and then by an electric motor in an outbuilding. Owners listed in directories as millers, corn merchants, compost manufacturers and cleaners, driers and storers of grain. The site is marked as "Malthouse" on the 1st edition ordnance survey map (S1). The site is now converted to housing. See (S2). W. Arnold (HES), 04 April 2011. Monument Types: CORN MILL (Unknown to Cold War) Sources and further reading:
4773 Hazelwood Summary: A 17th century brick house, with 18th century alterations. Full description: Shaped gables on facade each side of entrance, one dated 1768 and the other 1780 but the core of the house is older than both; flint and brick 17th century, 2 storeys and attics. Visited E. Rose (NAU) 26 July 1975. Listed Grade II, see (S1). The bays below the gables are of 2 storeys, with windows in gables as well. Entrance bay between is of 2 storeys with string course and pilasters. The west wall is of knapped flint, of three bays, central upper window blocked windows are all 18th century but edges of 17th century brick window surrounds still visible in same positions. E. Rose (NAU) 25 May 1983. Monument Types: HOUSE (Post Medieval - 1540 AD to 1900 AD) Protected Status: Listed Building Sources and further reading
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Appendix 3: References/Further Areas of Research
Francis Blomefield, 'Hundred of South Erpingham: Colteshall', in An Essay Towards A Topographical History of the County of Norfolk: Volume 6 (London, 1807), pp. 303-310. British History Online http://www.british-history.ac.uk/topographical-hist-norfolk/vol6/pp303-310 [accessed 31 October 2019]. http://www.coltishallhall.com/ http://www.origins.org.uk/genuki/NFK/places/c/coltishall/ https://books.google.co.uk/books?id=k3pbAAAAQAAJ http://www.origins.org.uk/genuki/NFK/norfolk/voting/poll1802/erpsouth.shtml https://www.wikitree.com/wiki/Ward-19092
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