dpp7817 draft conservation area appraisal - bracondale:layout 1

BRACONDALECONSERVATION AREA APPRAISALNUMBER 2 MARCH 2011

CONSERVATION AREAS IN NORWICH:

1. CITY CENTRE

2. BRACONDALE

3. NEWMARKET ROAD

4. HEIGHAM GROVE

5. THORPE

6. SEWELL

7. EATON

8. TROWSE MILLGATE

9. EARLHAM

10.OLD LAKENHAM

11.BOWTHORPE

12.MILE CROSS

13.THORPE HAMLET

14.THORPE RIDGE

15.UNTHANK & CHRISTCHURCH

16.HELLESDON VILLAGE

17.ST MATTHEW’S

PAGE 2 // CONSERVATION AREA APPRAISAL // BRACONDALE

INTRODUCTION

04HISTORICDEVELOPMENT

07URBAN DESIGN ANDSTREETSCAPE

13ARCHITECTURE

23NATURAL CHARACTER

30

MANAGEMENT ANDENHANCEMENT

33FURTHER READING

40LISTED BUILDINGSREGISTER

40LOCAL LIST REGISTER

40SCHEDULEDMONUMENTS REGISTER

41

CONTENTS:

PAGE 3 // CONSERVATION AREA APPRAISAL // BRACONDALE

// CONSERVATION AREA APPRAISAL // BRACONDALE

INTRODUCTION

The appraisal was subject to publicconsultation in November 2010 andwas approved by the city council’scabinet on 16 March 2011. It shouldbe read in conjunction with the Cityof Norwich Local Plan 2004 – inparticular chapter three, Heritage andthe Built Environment, which will besuperseded by relevant localdevelopment framework policieswhen adopted – detailed guidanceand site specific development briefs.

The Bracondale conservation area liesoutside the historic city limits, withthe city walls just to the north of thearea. Early occupation is evident atthe 12th century Carrow Abbey, but itwas not until the 18th century thatmore extensive development outsidethe walls began. In the 1850s, J JColman moved his Carrow Works to asite in the river valley. This successfulbusiness had a great impact on thebuilt environment, with the company

expanding to cover a significant partof the conservation area and buildinga number of facilities for itsemployees. Today the area is veryattractive, due to the high quality andvaried nature of the historic buildingsand its many mature trees.

Bracondale was first designated a conservation areaon 3 February 1970. On 6 October 1992 theconservation area boundary was extended to includepart of Carrow Works and Bracondale Court, and atthe same time part of the area within the city wallswas integrated into the city centre conservation area.A further minor boundary change was made on 18September 2003. Further changes to the boundaryare now being made, including the extension of theconservation area to include Conesford Drive and theremoval of the area occupied by the Norfolk CountyCouncil car park to the south-east. The conservationarea lies to the south-east of the city centre andcurrently covers an area of 23.3 ha (57.5 acres).

The appraisal provides an assessmentof the character and appearance ofBracondale conservation area andincludes proposals for managementand enhancement. This fulfils section69 and 71 of the Planning (ListedBuilding and Conservation Areas) Act 1990.


INTRODUCTION

The conservation area contains sevensub-areas of varying character, indicatedon the map in chapter three.The character of each area is describedin more detail in following sections,with a programme of managementand enhancement proposals.

This appraisal will be used by the councilto determine planning applicationsaffecting the conservation area, andwill be taken into account by thePlanning Inspectorate whenconsidering planning appeals.


CONSERVATION AREA MAP

©Crown Copyright 2011


HISTORIC DEVELOPMENT

The first buildings in the area were thereligious institutions of St Nicholas’Chapel and Carrow Abbey. St Nicholas’Chapel was mentioned in the DomesdayBook and was built just before 1086.There is some debate about the exactposition of this chapel as it wasdemolished during the dissolution ofthe monasteries in the 16th centurybut it is thought to have been nearthe present Old School Court and wassaid to have been frequented byfishermen.

Carrow Abbey is the site of a BenedictinePriory, built in 1146 on the site of anearlier religious hospital following a giftof land from King Stephen. Parts of it,including remains of the Norman church(which was nearly 200 feet long andsecond only to the cathedral in terms ofits size) survive, as do sections of theChapter House and dormitory. The parish

church of St James also existed on thePriory site.

The Priory had strong city links, withmany of the nuns coming frominfluential city families and a largenumber of local people employedthere. From the 12th century, Bracondaleand Trowse were outside the city’sauthority and the Prioress had fulllegal power over the area. This led tonumerous tussles over the jurisdictionof the land between the Prioress, thenewly formed county of Norwich (1404)and the Cathedral during the 15thcentury.

The demolition of the Abbey andchurch in 1536 must have had a hugesocial impact on those living in the areaand significantly altered the appearanceof the area and the approach to thecity from the south. The site was bought

by Philip Martineau in 1811 andsubsequently by the Colmans in the1870s. Despite their remodelling inthe second half of the 19th century,remnants of the 16th century Prioress’sLodging, (built by prioress Isabel Wygunin the 16th century) still survive. Todaythe building is used by Unilever as aconference centre. Access to theCarrow Works site for the general publicis restricted due to the industrial natureof the site.

Bracondale is the main historic route leading out of Norwich to the south.Its name, which derives from ‘a dale of bracken’, gives an indication of theformerly rural nature of this part of the city. Although there are some earlybuildings, it was not until the 18th century that development really startedoutside the city walls. In 1850, Jeremiah James Colman bought land atCarrow and the establishment of the Carrow Works had a great impacton the built environment. The area continued to change with a numberof high quality, small-scale housing developments in the 20th century.



A manor house (now no. 54 Bracondale)was built between 1617 and 1632 forAnn Kempe, the widow of a wealthygrocer [fig 2]. A brick tower was builtclose by in the early 17th century(behind no. 58). The use of the toweris unknown but it may have beenused as a hunting lodge and wouldhave had fantastic views [fig 29].

By the 18th century, Bracondale hadbecome a desirable residential locationwith buildings such as nos. 58 [fig 3]and 70 Bracondale being erected.The building of villas for wealthyNorwich families continued into the19th century. Sales particulars fromthe 1830s describe how most of thesebenefited from large gardens, stables,coach houses, servants’ quarters and“the great advantage of an airy and

genteel situation, and at a distancenot exceeding a ten minute walk fromthe Norwich market-place”. The samedwelling is said to have had a“commanding and extensive andpicturesque view of the Vale of Thorpeand the south-west scenery” (1836).1

In 1831, the hamlet of Bracondalewas said to be “perhaps the mostpleasant in the liberties of Norwich,and contains some neat modernhouses”.2 The elevated situation madeit the perfect position for the windmillbuilt by the Reed family in 1838 atthe end of Mill Lane (now MilvertonRoad). This was demolished in 1890by the then owner J J Colman.

Smaller red brick terraced housing wasbeing built by the early 19th century.Examples include 2-22 Bracondale

(1817), the houses on Ice House Lane,as well as dwellings on Carrow Hilland Winkles’ Row [fig 4]. It is likelythese houses were erected for workersin the malting and brewing industrythat was prolific in the King Streetarea, although most of the buildingswere later acquired by Colman’s andwere tenanted by their employees.

The Carrow Hill road (formerly knownas Butter Hills), was created in 1817 toprovide work for the poor. The roadlinked Bracondale to the Carrow Bridge,installed in 1810. The toll bridge hada cast-iron elliptical arch with a spanof 50ft, cast-iron railings and piers,and white brick abutments. Remnantsof these survive today. In 1833 it wasrebuilt so boats could pass beneath it[fig 5]. In 1923 a new bridge was

Fig 2: The Manor House (54 Bracondale) Fig 3: 58 Bracondale, Tower House (18th century) Fig 4: Prospect Place (1820) on Winkles’ Row



erected to the west, in its currentposition, due to Colmans’ desire toextend the site across the road.

In 1850, the successful mustard, flourand starch milling business of J & JColman moved from Stoke Holy Crossand acquired a plot of land from theNorfolk Railway Company, ideally locatednear the river and new railway line.One of the first buildings to be erectedwas the Mustard Mill (1854).The business rapidly expanded as canbe demonstrated by a photographtaken in 1857 [fig 6] and a perhapsexaggerated engraving dating fromthe late 19th century [fig 7].

The Colmans acquired Carrow House, astheir family residence (it was convertedinto offices for the works in 1922 and

is now owned by the county counciland occupied by the Textile StudyCentre) [fig 34].

In 1864 Colman’s erected a school onCarrow Hill for the children of theirworkers. It was so popular that in 1872a second block had to be erected and itwas extended again a year later. In 1900the Carrow School was passed to thelocal education authority. The schoolclosed 19 years later although bothbuildings remain as striking landmarksin the area [fig 36].

It is notable that there is only one publichouse (the Rose Tavern, 233-235Queen Street – first licence issued in 1856) within this sizeable conservationarea and this may be evidence ofJ J Colman’s adherence to the

temperance movement. He apparentlyensured that all of the public housesclose to his factory were closed down(although there were a number onKing Street just outside the conservationarea that would have been in walkingdistance of the works).

The Colmans bought Carrow Abbey in1878 and it is still part of the CarrowWorks site. Remnants of the Colmans’residential gardens are evident adjacentto both Carrow House and CarrowAbbey. In 1878 Colman’s was in thenews for another reason. The country’sfirst long-distance telephone call wasmade from the Carrow Works directto the firm’s London office.

Fig 5: Carrow Bridge in its former position(c. 1920-22) (© Norfolk County Council)

Fig 6 top: Colman’s Carrow Works (1857)(Supplied by Unilever archive)

Fig 7: Carrow Works (late 19th century)(Supplied by Unilever archive)


O.S. MAP 1884 BRACONDALE HISTORIC MAP



O.S. MAP 1955-58 BRACONDALE HISTORIC MAP




A collection of deeds (now held atPort Sunlight) and other documents,demonstrate how by this date thecompany owned a huge proportion ofthe buildings currently within theBracondale Conservation Area.3

Another former owner of Carrow Abbeywas Philip Meadows Martineau. Born in1752, he was a member of the well-known Martineau family of Norwichand was uncle to Harriet Martineau(1802-1876, considered the first femalesociologist). He became a well-respectedsurgeon at the Norfolk and NorwichHospital and was responsible for theerection of the first public library inNorwich (1821) among otherphilanthropic acts.

Martineau acquired the Carrow Abbeyestate in 1811 and appointed WilliamWilkins to design a new house andHumphrey Repton to landscape thegrounds. Bracondale Hall (or BracondaleWoods as it became known) was justoutside the conservation area (on thesite of the present County Hall) butMartineau had an impact on this area.He appears to have removed architecturalfeatures from the former Abbey to thegrounds of Bracondale Hall in order tocreate a “fine imitation of an ancientchapel’” and the approach to the hallwas said to be “decorated with ancient

crosses and other relics of former ages”.4

Bracondale Cottage (now no. 80Bracondale) is thought to have beenthe lodge to the estate and this iscorroborated by a date stone on thewestern boundary wall of the site thatstates ‘PMM / 1829’.

Between 1898-1900 trams wereintroduced in the city and ran alongKing Street and Bracondale. The southernend of King Street was re-aligned toaccommodate the tramway (theoriginal route is shown on the 1880map and the re-alignment can be seenon the 1955-1958 plan). This improvedthe landscaped setting of Carrow House.

The area continued to changethroughout the 20th century, primarilywith infill housing development onthe grounds of former houses.Bracondale Court was erected in1937 on the site of Hill House whichhad been bought and subsequentlydemolished by an Indian architect,Mr Wadhwa [fig 24]. These were thefirst purpose-built flats in the city andare architecturally typical of their time.Apparently there is an exact copy of thescheme somewhere in north London.

Clyffe Cottages on Corton Road wereanother 20th century addition and areevidence of Colman’s continued

paternalistic approach to staff duringthe 20th century [fig 38]. Built in 1948they provided almshouse-typeaccommodation for former Colman’semployees on the site of anotherlarge house,whose fine knapped flintboundary wall still survives facingBracondale.

In the 1960s, Conesford Drive wasestablished on land owned by ErnestBurrell and Son. The scheme wasdesigned by Lambert and InnesArchitects. The houses are arrangedin sizeable gardens and providewell-designed family housing [figs 40and 41]. The second part of the schemeis three storey terraced housing in acontemporary architectural style withfirst floor living accommodationoverlooking a green containing largetrees [fig 41].


URBAN DESIGN AND STREETSCAPE

The Bracondale conservation area isdivided into seven character areas.They are: A historic villas, B small scale19th century development, C woodedareas, D Carrow House and Abbey, Eindustrial, F planned 20th centurydevelopment and G city entrance.

The majority of the conservation areabelongs in area a (historic villas), whichruns roughly east-west along Bracondale,although it is interrupted by othercharacter areas following later infilldevelopment. The residential buildingsare generally of two to three storeyswith chimneys, ensuring an interestingskyline. The buildings are set back fromthe street with front gardens enclosedby boundary walls (normally red brick orflint battered and occasionally render),hedges or railings. This boundarytreatment forms an almost continuousfeature along Bracondale and shouldbe retained and reinstated wherenecessary. There is a particularly fineexample of a knapped flint wall at thesouth-western end of Bracondale,

which may be that described byJ A Stacey in 1831 as being equal inquality to the prestigious wall at theBridewell.5

Boundary walls also characteriseCarrow Hill, where brick and flint walls(partly the city walls which are justoutside the Bracondale conservationarea) form an almost canyon-likeeffect at the top of the hill [fig 8] and

also on Corton Road, dating from thelate 19th century, where brick wallsrunning along the street are partlyformed by buildings built directly ontothe street frontage [fig. 9]. St Mark'sChurch, City Road (by John Brown,County Surveyor, 1844) forms a focalpoint to the view west along the road.It is likely this was a planned vista.

The conservation area lies to the south of the city centre and spreads fromthe ridge of the hill down to the river valley. The area is varied in character,including 19th century villas set back from the road among mature gardensand tightly-packed terraced housing, as well as the industrial site ownedby Colman’s at Carrow Works.

Fig 9: Corton Road characterised by its streettrees and red brick walls

Fig 8: The canyon-like effect created by the highwalls on either side of Carrow Hill


BRACONDALE CHARACTER AREAS MAP



The buildings within area A differ widelyin style and appearance, from uniformterraces such as those at 40-52Bracondale (c. 1823) [fig 10] and 37-43Bracondale (c. 1822) to the 17th centurymanor house and detached Victorianvillas. This architectural variety ischaracteristic of the area.

Bracondale is a particularly wide street,with grass verges and mature trees[fig 11]. The trees, both along the streetand in many of the gardens, are a keyfeature of the area. In places vergesare used for parking but this is quitesuccessfully confined to dedicatedareas with a bound gravel surfacing.Bracondale runs along the top of a hilland gently slopes towards the east andthe river valley. It is a main route into

the city from the south and providesan attractive entrance to Norwich,although at times the traffic candominate and affect the character ofthe conservation area. This forms abarrier to pedestrian movement.

Area B largely consists of 19th centurydevelopment, much of which is earlyterraced housing. Erected before theestablishment of the Carrow Works,these houses were presumably put upto accommodate employees from therailway or the brewing industry.They were later acquired by Colman’s.Many of these dwellings were builtaway from the main roads and it hasbeen suggested that developmentssuch as those along Ice House Lane(c.1830) and Winkle’s Row (a plaque

on the terrace suggests it was built byPhilip Blyth in 1820 and named ProspectPlace) were a progressive step away fromthe earlier courtyard developmentswithin the city centre. However, theystill retain many of the characteristicsof the earlier form of development,for example, pedestrian access andhigh density with a tight built form.6

All the houses also have a front andback elevation and a degree of privateexternal space [fig 12].

In area B topography is quite varied.The houses along Ice House Lane arepositioned at the top of the hill andalmost on the edge of the relativelysteep drop down Carrow Hill.


Fig 10: One of the grand terraces at 48-52Bracondale (c. 1823)

Fig 11: Bracondale with its wide grass verges(some of which are used for parking) and maturestreet trees

Fig 12: Terraced housing on Ice House Lane (c. 1830)with small front gardens defined by cast-ironrailings and with a pedestian alley providing access


BRACONDALE CONTOURS




Further dwellings run up Carrow Hill,stepping up the incline [fig 13], whileWinkles Row and Dunstan Terrace (alater row of houses erected in 1907)are at the bottom of Carrow Hill justoff King Street. They are almost builtinto the bank and are overshadowedby the wooded ridge [fig 4]. Due tothe changes in level there are goodviews across the valley from CarrowHill and, when the ridge is viewed fromKing Street, interesting juxtapositionsare created as the buildings rise up thehill. It is important that these viewsare retained.

It should also be noted that this is onepart of the conservation area wherethe buildings front directly onto thestreet, something which is more

typical in the city centre rather thanthe outer areas.

The buildings in this character areahave two storeys and consistently usered brick with a slate or pantile roof.As in character area A, boundary wallsand cast-iron railings are characteristic,particularly along parts of Ice HouseLane and to the rear of 274-280 KingStreet and Dunstan Terrace, where redbrick walls provide a sense ofenclosure [fig 14].

As well as the many mature trees inthe area, there are also more heavilywooded areas which provide animportant backdrop to many parts ofthe conservation area and are significantwhen viewed from other parts of the

city (they form the wooded ridge to thesouth of the river Wensum). This ischaracter area C, highly significant interms of its townscape and ecologicalvalue.

The wooded ridge mentioned above isadjacent to Carrow Hill and just outsidethe city walls. It is part of the areaknown as the Wilderness (primarilywithin the city centre conservation area).The largest wooded space in theconservation area is found on thecorner of King Street and Bracondale[fig 16] and forms the garden to nos.59-61 Bracondale (known asBracondale Grove). The area is heavilyvegetated and has many changes inlevel.

Fig 14: Sense of enclosure along Ice House Lane Fig 15: The eastern end of King Street with twowooded areas to either side

Fig 13: Terraced housing running up Carrow Hill(c.1820). The former position of the old CarrowBridge can be seen at the end of the road.



It was formerly used as a pit for theextraction of marl and in the 19thcentury it is thought to have been usedas a pleasure garden. It has a positiveimpact on this prominent corner sitewhich is otherwise dominated by cars.The character area also containsGovernor’s Court, King Street – a small20th century housing development thatsuccessfully retains matures trees [fig 17].

Character area D is the area coveredby Carrow House and Abbey. The areais dominated by historic Carrow House(1861-1895), with its impressive Boultonand Paul conservatory (1895), and thePrioresses’ House (16th century with19th century remodelling), as well asthe remains of the Carrow Abbey(12th century), a scheduled ancient

monument of great significance.Locally listed buildings which contributeto the character of the area includeThe Lodge and garage (both c.1880)and the Stables Cottage, an early20th century group of farm buildings.

The site has for many years been part ofthe Carrow Works. Inevitably utilitarianelements associated with this havebeen erected, for example the large1960s block in the centre of thischaracter area and the canteen building.Neither is too visually intrusive, althoughthe security lodge at the entrance toCarrow Works is prominent andunfortunately does nothing to enhancethe setting of the conservation area.A brick chimney, located just outsidethe conservation area, towers over

this part of it [fig 18], acting as a locallandmark and is testament to theindustrial history of the site. This characterarea contains some large car parksbut they are not visible from outsidethe site and are positioned away fromthe most significant historic buildings,so do not affect their setting.

The area also contains some significantgreen spaces with many mature trees,including a green belt running alongthe west and southern boundaries ofthe site which gives parts of Bracondaleand King Street a very wooded feel[fig 15]. The trees here mean that thischaracter area is screened from outsideits boundary and self-containment isan important character of this part ofthe Carrow site.

Fig 17: Governor’s Court, King Street successfullyintegrates mature trees into the development

Fig 18: Carrow Works chimney viewed fromCarrow Abbey

Fig 16: Bracondale Grove



The large garden to the east of thePrioresses’ House contains the remainsof Carrow Abbey and some particularlyimpressive trees [fig 19]. There are alsoremnants of the formal gardensassociated with the Colmans’ residentialoccupancy of the site, for example thesunken garden to the west of thePrioresses’ House and the Carrow Houserose garden (both are clearly visible onthe 1928 and 1956-1958 OS map).This garden still contains a decorativepole that would have been used tosupport a parasol-type canopy.

In the last quarter of the 20th century,an access route was created to providebetter vehicular access to the northernpart of the site. Higher ground level tothe south, compared to the level along

the river, meant excavation wasrequired for the construction of theroad and a bridge was installed in orderto cross it. As in other parts of theconservation area, the changes in levelhere add to its interest.

Closely linked to this area is characterarea E: industrial character. This wasone of the first areas that the Colman’sfactory occupied. It is low-lying, beingsituated in the river valley.The conservation area includes thispart of the river Wensum, which isdominated by the red brick industrialbuildings positioned almost directly onthe water’s edge. The former factorybuildings, most of which date fromthe last quarter of the 19th century,are close together and a canyon-like

effect is created between the buildings,especially given their height (up to fivestoreys) [fig 20].

The part of the site known as PaperMills Yard has now been redevelopedfor housing, with some of the historicindustrial buildings converted toapartments and new blocks built amongthem [fig 21]. Although the historicbuildings have been preserved andtheir industrial nature is still evident,the new domestic buildings and thelandscaped spaces between them havechanged the character of the area andit is quite different from the parts ofthe Carrow Works which are still inuse to the east.

Fig 20: Late 19th century building at Carrow Works Fig 21: The conversion of former Carrow Worksbuildings at Paper Mills Yard, with new spacesand buildings

Fig 19: The weeping beech at Carrow Abbey



The boundary of the conservationarea runs along the city wall to thenorth west of this area. The setting ofthe wall (a scheduled ancient monument)has been improved through the PaperMills Yard development, with anattractive public open space on itseastern side [fig 22]. It should also benoted that this is one of the few partsof the conservation area containinghistoric interpretation, with metalplaques laid into the riverside walkproviding information about CarrowWorks.

The appearance of this part of theconservation area is detrimentallyaffected by adjoining industrial buildingsin Carrow Works (outside the

conservation area), and also thebuilding occupied by the county councilsocial services department on KingStreet (attached to Carrow House).This five-storey office building datesfrom 1959 and is visually intrusive [fig23]. The space between the buildingand King Street is also unattractiveand neglected.

The conservation area has a numberof discreet pockets of 20th centuryhousing. Most of this was architect-designed to a high standard and formsarea F. Most of the houses are designedin a contemporary style typical of theirtime, for example the 1930s BracondaleCourt [fig 24], Clyffe Cottages onCorton Road (1948) and Conesford

Drive which dates from the 1960s andwhich it is proposed to add to theconservation area. The buildings aregenerally of two or three storeys,thereby fitting in with the predominantheight of buildings in the conservationarea.

These developments were built on thelarge gardens of houses that faced onto Bracondale and therefore they areoften grouped together to form smallcul-de-sacs, which have becomecharacteristic of the area. Despite thedifferences in architectural styling, manyof these schemes are low-density andarranged with consideration given tothe open spaces between the buildings.

Fig 23: The north-east elevation of the CarrowHouse extension

Fig 24: Bracondale Court (1930s) is arrangedaround a ‘green’

Fig 22: The city wall (left) and converted factorybuilding (right), with improved public open spaceinbetween and path leading down to the river



This enhances the setting of thebuildings and provides amenity spacefor residents, for example at ClyffeCottages, Bracondale Court, ConesfordDrive and Rotary House on King Street.Like most of the conservation area,many of these developments arecharacterised by the mature trees thatthe development was built around.

Character area G relates to the westernend of the conservation area onBracondale and the corner of QueensRoad and City Road. The variedarchitectural style of the buildings[fig 25] and the smaller front gardensgives the area quite a different characterto adjoining character area A. Most ofthe buildings are domestic and includeterraces at Richmond Place (2-20Bracondale, c. 1817), nos. 32a-c

Bracondale (early 1910s-1920s) andsemi-detached dwellings dating fromthe 1950s. All of the buildings in thisarea have two storeys, and theresidential properties have wallsdelineating their front gardens.

The non-domestic properties includethe early 19th century Rose publichouse and the semi-industrial buildingon the corner of Bracondale and CityRoad [fig. 26]. This unattractivebuilding is detrimental to the characterof the conservation area and itsreplacement with a better qualitybuilding, creating a proper frontageto this prominent corner, would beadvantageous.

Fig 26: The City Road corner sitesFig 25: Varied housing styles in character area G


ARCHITECTURE

The oldest (partly) surviving building inthe area is Carrow Abbey (founded in1146), the remains of which are ascheduled ancient monument.The Prioress’s Lodgings at the Abbeydates in part from the 16th century,although it was extensively remodelledin the 19th century in the Arts andCraft manner, using local materials ofknapped flints and red brick [fig 27].Much of this later work was carried outby local architect Edward Boardmanwho married into the Colman family(owners of the site).

It is thought that Bracondale Manor(54 Bracondale) was built between1617 and 1632 for Ann Kempe, thewidow of a wealthy grocer, despitethe date of 1578 that appears on itsgables [fig 28]. It is built of red brickwith moulded brick eaves and cornice,rusticated quoins, pediments andprominent string courses. The moststriking part of the building is its Dutchgables which face the street and whichare important as early examples ofthis feature. The building has timbertransomed and mullioned windowswith leaded lights.

The tower to the rear of the 18thcentury Tower House (58 Bracondale)[fig 29] is almost contemporary to themanor house. Again it is a brick building,with brick pediments, mullion windowsand leaded lights. The tower has acrenellated roof. It is set back behindthe properties on Bracondale and ismost visible from Bracondale Court.

The conservation area contains a diverse range of architectural styles, withbuildings dating from the 12th century to the 20th century.

Fig 28: The 17th century Bracondale Manor withits Dutch gables and brick detailing

Fig 29: The tower to the rear of 58 BracondaleFig 27: The Prioress’s Lodging, which dates backto the 16th century despite extensive 19th centuryremodelling


ARCHITECTURE

In the late 18th century, residentialdevelopment began along Bracondaleand there are a cluster of buildingsdating from this period opposite thejunction with King Street. Nos. 62-64Bracondale date from the 17th and18th centuries and have stepped gableends indicative of their 17th centuryorigins [fig 30]. They also haveprominent 18th century doorcases,with rustication and pediments.

The adjoining property at no. 66 datesfrom 1760-1770. This is a two storeyred brick building with an ornatedoorcase and canted window bays toeither side of the door. No. 70 is another18th century dwelling in similararchitectural style.

In the early 19th century, more rapiddevelopment began and access to thearea was improved with the erectionof Carrow Bridge in 1810 and thecreation of Carrow Hill in 1817.

Around this time, numerous terraceswere built in the area includingRichmond Place (2-20 Bracondale,c. 1817), Prospect Place (Winkles Row,1820), 37-41 Bracondale (1822), 40-46Bracondale (1823) and the terraces onIce House Lane (1830) [fig 12]. Mostwere two storeys and constructed fromred brick with pantile roofs. The buildingshave simple timber joinery, although inplaces a moulded architrave around thefront door provides some embellishmentand probably indicates a higher statusdwelling.

The relatively large chimney stacksthat break up the roof slopes are alsocharacteristic. There is a remnant of aformer corner shop surviving in theform of a shopfront on the corner ofKing Street and Carrow Hill.

Slightly grander terraces were alsoconstructed, often with gault brick(at least on the front elevation) andhad detailing such as the cast ironverandah at nos. 37-41and typicallyGeorgian canopies supported oncolumns at nos. 51-57 [fig 32].Many of these terraces have retainedtheir fine original features, such astheir sash windows, doorcases andeaves detailing.

Fig 31: 37-41 Bracondale which have cast-ironcanopies

Fig 32: 51-57 BracondaleFig 30: 62-64 Bracondale which has 17th centuryorigins


ARCHITECTURE

A number of the houses, particularlyon the north side of the street, haveretained outbuildings, such as coachhouses, and these can be seen runningalong Ice House Lane.

Towards the middle of the 19th centurymany larger villas were erected in thearea. The former Bracondale School(13 Bracondale) dates from this eraand was originally a house [fig 33].This symmetrical building with threestoreys and a hipped roof is typical ofits time. An undated but 19th centurypainting held by the Castle Museumshows the building unchanged.The Grove (59-61 Bracondale) wasbuilt around 1840 as were nos. 29and 31 Bracondale, although both

have later 19th century additions(29 Bracondale has a conservatorythat is likely to be by Boulton and Paulon its front elevation, while no. 31 hashad square window bays added eitherside of the front door, with plaquesthat indicate the house was the formervicarage of the nearby church of St Johnde Sepulchre).

A high proportion of the 19th centurybuildings are listed due to theirarchitectural quality.

In the front garden of 34 Bracondalethere is a small thatched 19th centurysummer house, erected as a croquetpavilion. This timber-clad building istypical of the rustic style popular atthe time.

Carrow House on King Street (theformer home of the Colman family) waserected in 1861, with an extensionbuilt in 1895 [fig 34]. The houseoverlooks the Carrow Works in theriver valley below. It is constructedfrom pale buff brick and the originalbuilding was symmetrical and of fourbays with the two central bays projectingunder a pediment. These bays aredecorated with paired pilasters andhave centrally placed occuli within thepediment. The hipped roof has dormersand is topped with decorative ironworkbalustrading. The extension is set backfrom the main façade but is built frommatching materials and has similardetailing.

Fig 34: Carrow House, King Street built in 1861 forthe Colman family

Fig 35: Carrow House Conservatory anddecorative pole for sunshade

Fig 33: 13 Bracondale (mid-19th century)


ARCHITECTURE

A large hardwood Boulton and Paulconservatory was added to the buildingin 1895. It has fine leaded and stainedglass in an Art Nouveau design [fig 35].The building’s national significancewas recently recognised with a listingupgrade to II*.

As well as domestic architecture, theconservation area also contains twoschool buildings erected by Colman’son Carrow Hill for the children of theiremployees. The first was built in 1864,the second in 1872 with an extensiona year later. These buildings are goodexamples of 19th century schoolarchitecture. One of the buildings isconstructed in high quality knappedflint, in keeping with the vernaculartradition. They have interesting

decorative detailing and both haveslender glazed bell towers with slateroofs and weather vanes [fig 36]. One ofthe buildings has been converted tooffice use, the other to residentialaccommodation.

Colman’s was also responsible for theindustrial architecture to the north ofthe conservation area, in the CarrowWorks site. One of the earliest buildingsremaining on the site is the CountingHouse (also known as Block 92), builtin 1857 [fig 37]. The building was usedfor administrative purposes for about100 years. It was enlarged in 1874 and1878. It is two storeys, with an atticfloor lit by dormers with segmentalheads, but is notable for its curvedfaçade. It is constructed in red

Somerleyton brick with white brickdressings and it has prominentchimney stacks.

Other buildings on the Carrow Workssite are more typical of late 19th centuryindustrial architecture though eachbuilding is different depending on itsfunction and date of construction.Some of the buildings erected in thesecond half of the 20th century by thefirm are not as architecturallydistinguished, although they are typicalof their time, and include the officeblock that runs along King Streetadjacent to Carrow House (1959).The building is clad in curtain wallingwith a five storey north-east elevationand is therefore very prominent.

Fig 37: The Counting House (Block 92), CarrowWorks (1857)

Fig 38: The Warden’s House at Clyffe Cottages,Corton Road (1948)

Fig 36: Ornamentation and knapped flintwork atthe school on Carrow Hill


Fig 40: A house on Conesford Drive (c. 1967)

ARCHITECTURE

Clyffe Cottages on Corton Road was aresidential scheme by the Colman’s(1948) [fig 38]. The developmentprovided 16 flats for Colman’spensioners, arranged in two crescents,and a centrally-placed Warden’s House.The buildings are architecturally simplebut have decorative brickwork detailingand sit behind a grassed area set backfrom the street.

Bracondale Court (1937) is a group oftwo storey blocks containing flats.The buildings have white renderedwalls, and originally had green glazedpantile roofs (some remain) with blackCrittall-framed windows and doors[fig 39]. The arrangement of theglazing bars creates a streamlined

horizontal emphasis, as does the stringcourse. The entrances are surroundedby stepped reveals.

Unfortunately the significance of thesebuildings has been eroded by alterationsthat do not retain the uniformity ofthe blocks, which is integral to theirsignificance.

Some undistinguished individual houseswere erected in the conservation areaduring the 20th century but the nextmajor development was Conesford Drive,built in the 1960s [figs 40-41]. The roadis currently outside the conservationarea but the proposal is to extend theboundary around it. The scheme wasdesigned by Lambert and Innes and

provided family housing arrangedaround a green, containing maturetrees. The design of the buildingsattempted to bring traditional Norfolkbuildings into the urban context andforward into the 20th century in apalatable manner.

Although the development was builtin phases (with the terraces beingerected speculatively and largerhouses built to order), the buildingshave a common architectural themeand use a simple palette of materialsto create this visual unity. The schemesuccessfully incorporates parking areaswithout allowing vehicles and roads todominate.

Fig 39: Bracondale Court (1937) withinappropriately replaced windows and door onthe left and original windows on the right.

Fig 41: A terrace with integral garages inConesford Drive (c. 1967)


ARCHITECTURE

Top row l-r: 55-57 Bracondale, The old Colman’s school, Carrow Hill. Middle row l-r: Carrow House conservatory, King Street, 11 Ice House Lane.Bottom row l-r: Wall to Clyffe Cottages, Bracondale, Glenholt, Carrow Hill, Clyffe Cottages, Corton Road


BRACONDALE HISTORIC BUILDINGS MAP



NATURAL CHARACTER

One of the most prominent characteristics ofthe Bracondale conservation area is its variedtopography and the huge number of maturetrees. Many of the open spaces in the area areprotected, such as the Wilderness and theCarrow Abbey site.

The topographical map shows the hillynature of the Bracondale Conservationarea. Its position at the south-easternedge of the city, overlooking the rivervalleys of the Yare to the south-eastand the Wensum to the north, meansthe higher ground is particularlyprominent.

Today, the conservation area ischaracterised by many mature treeswith pockets of wooded space.Changes in level across the city meanthese wooded areas are not justsignificant within the conservationarea but form a green backdrop tosome of the more distant urban areasand are part of the wooded ridgescharacteristic of the city.

The wooded slopes at The Wilderness(the strip to the north of Carrow Hill,part of a larger area formerly used asa pleasure garden in the 18th and19th centuries) and Bracondale Grove(the site on the corner of Bracondaleand King Street) are protected woodlandunder policy NE2 of the City of Norwichreplacement local plan (2004).The Wilderness [fig 42] is also a historicpark and garden (within the Local plan)and is designated as publicly accessiblerecreational open space, ensuring thatit has a certain level of protectionunder policy SR3 of the Local plan.Public paths through the Wildernessshould be retained to allow access tothis green space and the historic citywall. Undergrowth should be managedto retain accessibility and fly tippingshould also be dealt with.

Bracondale Grove is designated as anurban green space, meaning it alsobenefits from additional protectionthrough that policy. At present it isshown as a proposed public recreationalopen space in the Local plan. Work willbe carried out on whether the site shouldcontinue to be designated the sameway in the new Local developmentframework.

The perimeter of the Carrow Workssite is surrounded by a wooded treebelt. The mature trees have asignificant effect on the character ofthe conservation area. Much of theCarrow Works site, around historicCarrow House and Carrow Abbey, isprotected as both an urban greenspace and a historic park and gardenin the Local plan.


NATURAL CHARACTER

It is anticipated policies in theforthcoming Local developmentframework will provide similar levelsof protection for these sites in thefuture. The site also contains manymature trees.

This woody landscape may be a recentdevelopment. In 1841 a description ofthe Wilderness suggests that the treeswere relatively young and that ‘nonewere remarkable for size or rareness’.7

As has already been noted, the viewsfrom Bracondale across the rivervalleys were regularly described in thelate 18th and early 19th centuries. In1838, a house on Bracondale is saidto have had ‘an extensive view of thebeautiful scenery of Thorpe, Trowse,Whitlingham and Crown Point’.8

Again, this suggests that the area wasnot as heavily wooded as it is today.

There are many significant trees onprivate land throughout the conservationarea. This is evident from the numberof sites with Tree Preservation Ordersattached to them. One of these is theimpressive weeping beech at CarrowAbbey [fig 19]. With the mature andmore newly planted street trees whichline Bracondale, this major route intothe city is a green route [fig 43].

In terms of the street trees, the bluecedar tree on the corner of Bracondaleand King Street is particularly significantand something of a local landmark[fig 44].

Many of the 20th century developmentsoff Bracondale, such as BracondaleCourt and Conesford Drive respectthe natural character of the area andare positioned around green spacesand trees. On King Street, there is anarea designated within the Local planas an urban green space, locatedbetween the Paper Mills Yarddevelopment and the city wall [fig 22].This provides an attractive area forpublic use next to the river.

Fig 42: The Wilderness to the rear of Rotary House,King Street

Fig 43: Street trees on Bracondale Fig 44: The blue cedar tree on the corner ofBracondale and King Street


NATURAL CHARACTER MAP



MANAGEMENT AND ENHANCEMENT

No. Location Issue Action Term Responsibility

1

2

The city council has a duty to enhancethe character and appearance of theconservation area wherever possible.The following table highlightsopportunities for managementenhancement. Inclusion on the list isnot a commitment by the council toundertake the work and further workwill be required to establish feasibility.Each opportunity has been identified asa short, medium or long term goal,reflecting cost and complexity.

Enhancement of the conservation areaalso depends on the care that individualowners take with the maintenance andrepair of their properties and whether

they give due consideration to preservingand enhancing the area when carryingout alterations. The list also identifiesopportunities for private owners.

After five years the appraisal will bereviewed to see if the character andappearance of the area has beensuccessfully enhanced, and any newopportunities will be assessed.

(S) Short termStraightforward enhancement or maintenance proposals, whichshould be relatively easy to achieve or are included in existing work programmes

(M)Medium termInvolves some expenditure and/or complexity

(L) Long term Complex proposals involving larger financial commitments

Various

Bracondale

Deterioratingcondition of cast ironstreet name signs

Narrow primroseyellow lines replacedwith bright yellowstandard width lines

Retain and repair

Replace yellow lineswith narrow yellowlines, as agreed forconservation areas

S

S

Transportation

Highways andTransportation



3

4

5

6

Junction ofBracondaleand KingStreet

Bracondale

Bracondale

TheWilderness,Carrow Hill

Proliferation ofhighways signs

Unattractive keep leftsign on traffic island

Proliferation ofhighways signs,particularly parkingcontrol signs

Litter problems.Overgrown vegetation,restricting access,obscuring views andpotentially damagingthe city wall

Remove all unnecessarysignage and consolidatenecessary signage ontoa single sign. Ensure thisis in good state of repair

Provide new moreattractive sign that stillensures pedestriansafety

Remove signs and poleswhere they could bebetter placed on existingpoles or structures nearby

Ensure regular litterpicks and suitablemanagement regime forthe woodland

M

S

S

S-M

Transportation

Highways andTransportation

Transportation

Green spaces



MANAGEMENT AND ENHANCEMENTNo. Location Issue Action Term Responsibility

7

8

9

BracondaleCourt

King Street(adjacent toCarrow House)

1-1a CityRoad and 2aBracondale

Windows and doorsbeing replaced in a stylethat is inappropriateand inconsistent withthe style of theproperties andtherefore damagingthe appearance of theconservation area

Unattractive andovergrown site

Unattractive buildingwith lack ofcontinuous streetfrontage on prominentcorner site, with binsand parking onforecourt

Ensure that planningpermission is only grantedfor windows and doorsin keeping with theoriginal style. Attemptto work with owners ofbuildings which alreadyhave inappropriatewindows to get themreplaced

Bring forward suitabledevelopment of site orprovide improvedlandscaping. Ensure siteis well-maintained

Ensure any proposals fornew developmentenhance theconservation area

On-going

M-L

M-L

Owners andPlanning

Owner andPlanning

Owner andPlanning



10

11

12

Various

Junction ofBracondaleand KingStreet

Verge outside40-46Bracondale

Boundaries aregenerally defined bybrick walls and/orrailings

Large and obtrusivetraffic lights in front oflisted buildings. Lightsallow no pedestriancrossing time, which isneeded due to lack ofcrossing points alongthis stretch ofBracondale

Parking on grass verge

Historic boundarytreatments should beretained where they exist.Where they have beenlost or inappropriatelyreplaced in the past,they should be reinstated

When traffic lights arenext replaced ensurethat they have a moresimple design. Ensurelight signals providepedestrian crossing time

Provide additionaltimber bollards or rail toprevent parking onverge

On-going

M

S-M

Site owners andPlanning

Highways

Highways



MANAGEMENT AND ENHANCEMENT MAP



ARTICLE 4 DIRECTIONS

In order to manage change in theconservation area sympathetically,article 4 directions will removepermitted development rights forcertain type of alterations currentlypermitted for houses. The housesidentified on the Article 4 Areas mapwill be covered by the directions.

The consistent and unified detailing ofthe buildings covered by the Article 4sis an inherent part of their significanceand is easily eroded by relatively smallchanges, for example to windows anddoors. Over time, these can harm thecharacter and appearance of thebuildings and the conservation area. Itis therefore important that measuresare taken to ensure that original featuresare retained where possible and thatany proposed alterations do not harmthe appearance of groups of houses.

Note: Flats and commercial propertiesalready have these permitteddevelopment rights removed.

There are two article 4 directions:

19th century terracesA strong and unifying characteristic ofthe Bracondale conservation area isthe terraced housing, often datingfrom the early 19th century. Theterraces have ‘group value’ in terms ofsharing common architecturalcharacteristics such as similarwindows, chimney stacks etc.

The article 4 direction will removepermitted development rights for:

• The enlargement, improvement oralteration to a house where itfronts the highways (for examplean extension such as a porch orextensions to the front or the sidesof a property on street corners).

• The erection, construction,improvement or alteration(including demolition) of a fence,gate, wall or other means ofenclosure which front the highway.

• The painting of the exterior of ahouse where it fronts the highwayif that part of the building has notalready been painted.

• The demolition of a chimney stackvisible from a highway.

• The replacement of windows anddoors on front elevations or sideelevations where they front thehighway.

• Altering the roof covering of a housewhere visible from the highway.

• Insertion of rooflights on to a roofslope where it is visible from thehighway.

1960s – 70s houses in ConesfordDrive and Churston CloseThese architect-designed houses andterraces share a consistent palette ofmaterials and have uniform architecturalfeatures that give this part of theconservation area its own character.

The article 4 direction will removepermitted development rights for:

• The enlargement, improvement or alteration to a house where it fronts the highway (for examplean extension such as a porch orextensions to the front or the sidesof a property on street corners).

• The erection, construction,improvement or alteration(including demolition) of a fence,gate, wall or other means ofenclosure which front the highway.

• The painting of the exterior of a house where it fronts thehighway if that part of the buildinghas not already been painted.

• The replacement of windows anddoors (including garage doors) onfront elevations or side elevationswhere they front the highway.

• Altering the roof covering of a housewhere visible from the highway.

• Insertion of rooflights on to a roof slope where it is visible from the highway.

For further information please seewww.norwich.gov.uk/article4directions.


PROPOSED BRACONDALE ARTICLE 4 (2) DIRECTIONS MAP



FURTHER READINGThe following books have been usedin the production of this appraisal andcontain useful sources of informationregarding the area:

Pevsner, Nikolaus and Wilson, Bill (1997)The Buildings of England – Norfolk 1:Norwich and North-East

Rawcliffe, Carole and Wilson, Richard(2004) Medieval Norwich

Barringer, Christopher (1984)Norwich in the 19th Century

LISTED BUILDINGSThe following buildings have been listedeither because of their architecturalinterest, their historic interest, their closehistorical association or because theyform part of an important group.

3-5 Bracondale Grade II

7 Bracondale Grade II

13 Bracondale Grade II(Bracondale School)



29-29A Bracondale Grade II


33-35 Bracondale and Grade IIattached garden wall toeast of no. 35

37-43 Bracondale (odd) Grade II


51-57 Bracondale (odd) Grade II

Carrow Abbey Grade I

40-46 Bracondale (even) Grade II

48-52 Bracondale (even) Grade II

54 Bracondale Grade II*(Manor House)

South-east and south-west Grade IIboundary wall to no. 54

58 Bracondale Grade II(Tower House)

Tower and adjoining Grade II*retaining wall to rear ofno. 58 Bracondale



66A Bracondale Grade II


Forecourt wall, gates and Grade IIrailings to 66-66ABracondale


Forecourt wall, gate and Grade IIrailings to 68 Bracondale


72, 72A and 72B Grade IIBracondale

80 Bracondale Grade II(Bracondale Cottage)

2-4 Carrow Hill Grade II(Carrow Hill Hostel)

7 Carrow Hill (Peppers) Grade II

1,1A and 1B Ice House Lane Grade II

9-12 Ice House Lane (consec) Grade II

Carrow House, King Street Grade II

The conservatory at Grade II*Carrow House

Carrow Works, Grade IIBlocks 7, 7A, 8A and 8and attached metal canopy

Carrow Works, Block 60 Grade II

Carrow Works, Block 92 Grade II

LOCAL LIST The following buildings in theconservation area are included on thelocal list for their architectural or historicalimportance. These buildings are valuedfor their contribution to the local scene,or for local historical associations, butdo not merit full statutory protection.

15 Bracondale

21 Bracondale

23 Bracondale

59-61 Bracondale

2-22 Bracondale (even)

34-34a Bracondale

Cricket Lodge and Garage, Bracondale

Woodside Cottages, Bracondale


74-76 Bracondale

78 Bracondale

The Lodge, Carrow Works

Garage, Carrow Works

Stable Cottages, Carrow Works

1-29 Bracondale Court (consecutive)

3-5 Carrow Hill

Former school buildings, Carrow Hill

9-29 Carrow Hill (odd)

6 Carrow Hill

Dunstan Cottages, off Carrow Hill

2-8 Ice House Lane (consecutive)

Hildersham, Ice House Lane

274-280 King Street (even)

282-290 King Street (even)

6-10 Winkle’s Row, King Street(consecutive)

Carrow Works factory buildings –western building to east of city walland building adjoining this to the lefthand side.

233-235 Queen’s Road

Additions to local list

1-29 Bracondale Court1937. Group of two storey blocks offlats arranged around a green. Pitchedroof with glazed green or black pantiles,white render and black Crittall-stylewindows. The first flats in the city, retainingtheir 1930s detailing. Group value.

38-70 Corton Road (even),(Clyffe Cottages)

1948. Residential development erectedby Colman’s for their former employees.16 flats in single storey almshouse-typedwellings arranged in symmetricalcrescents to either side of a two-storeywarden’s house. Red brick, red tiles.Group value.

The Shrubberies, 9 Corton RoadLarge two and three storey mid-late19th century red brick house with aslate roof, which appears to have beenconnected to a horticultural use (JohnBell’s Nursery). A significant number oflarge glass houses were positionedaround the building in the 1880s.Prominent red brick boundary wall.

A full list can be viewed atwww.norwich.gov.uk

SCHEDULEDMONUMENTSNorwich city walls.Carrow Abbey (ruined portions).

REFERENCES1 Sales particulars for a Freehold Estate

comprising a capital Dwelling Housewith pleasure garden, stables, coachhouse and offices, pleasantly situatedon Bracondale Hill, 1836 (NRO, SPR 332)

2 Stacey, J, 1831, A Topographical andHistorical Account of the City ofNorwich, p63

3 Norwich Improvement: Book ofReference, November 1878 (NRO,C/Scf 1/641)

4 Hankinson, Sophia, Philip MeadowsMartineau, Humphrey Repton andBracondale Lodge, in The AnnualBulletin of the Norfolk Archaeologicaland Historical Research Group, no. 9,2000, pp27-33

5 Stacey, J, 1831, A Topographical andHistorical Account of the City ofNorwich, p92

6 Muthesius, Stefan, 19th CenturyNorwich Houses in Barringer,Christopher,1984, Norwich in the19th Century

7 Taigel, Anthea, October 1997,Norfolk Gardens Trust: TownGardens Survey – Norwich, p41

8 Sales particulars for a modern andsubstantial built Freehold FamilyResidence…on Bracondale Hill,1838 (Norfolk Record Office, SPE 73,315X5)


NOTES

CONTACT DETAILSPLANNING SERVICESCITY HALLNORWICH NR2 1NHTEL: 0344 980 3333

IF YOU NEED THIS APPRAISAL IN ANOTHER FORMAT OR LANGUAGE PLEASE PHONE 0344 980 3333, FAX 01603 213000 OR EMAIL [email protected]

dpp7817 draft conservation area appraisal - bracondale:layout 1

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