eaton conservation area appraisal - norwich · eaton conservation area appraisal ... newmarket road...

EATONCONSERVATION AREA APPRAISALNUMBER 7 MARCH 2008

CONSERVATION AREAS IN NORWICH:

1. CITY CENTRE

2. BRACONDALE

3. NEWMARKET ROAD

4. HEIGHAM GROVE

5. THORPE

6. SEWELL

7. EATON

8. EARLHAM

9. OLD LAKENHAM

10.BOWTHORPE

11.MILE CROSS

12.THORPE HAMLET

13.THORPE RIDGE

14.UNTHANK & CHRISTCHURCH

15.HELLESDON VILLAGE

16.ST MATTHEW’S

PAGE 2 // CONSERVATION AREA APPRAISAL // EATON

INTRODUCTION

04HISTORICDEVELOPMENT

06URBAN DESIGN &STREETSCAPE

11ARCHITECTURE

13NATURAL CHARACTER

18

MANAGEMENT &ENHANCEMENT

20FURTHER READING

24LISTED BUILDINGSREGISTER

24LOCAL LIST REGISTER

24

CONTENTS:


// CONSERVATION AREA APPRAISAL // EATON

INTRODUCTION

The appraisal provides an assessmentof the character and appearance ofEaton conservation area, and includesproposals for management andenhancement. This fulfils section 69 &71 of the Planning (Listed Buildingsand Conservation Areas) Act 1990.

The appraisal was subject to publicconsultation in February 2008, andwas approved by the city council’sexecutive on 19 March 2008. It shouldbe read in conjunction with the City ofNorwich Local Plan 2004 (in particularChapter 3 ‘Heritage and the BuiltEnvironment’), detailed guidance and site specific development briefs.

Although close to a historicbridging point over the River Yare, the settlement historicallyclustered around a crossroads onslightly higher ground above thefloodplain approximately 500m tothe east. The settlement has beensubsumed within the suburbangrowth of Norwich, which hassignificantly altered the setting andrural character of the settlement.The village core remains a strongfocal point, but is now dominatedby traffic. The river and itsenvirons, although not visible frommuch of the conservation area,provide an important landscapedarea to the west.

The conservation area can be dividedinto five sub areas, as indicated on theadjacent map. The character of eacharea is described in more detail in thefollowing sections, followed by aprogramme of management andenhancement proposals on p20.

To the southwest lies the historic village of Cringleford within theneighbouring district of South Norfolk.For further information on Cringleford,including Cringleford Bridge, pleasecontact South Norfolk District Council.

The appraisal will be used by the citycouncil to help determine planningapplications affecting the conservationarea, and will be taken into accountby the Planning Inspectorate whenconsidering planning appeals.

Eaton was designated a conservation area on2 January 1979. The conservation area lies tothe south west of the city, and covers an areaof 13.1 ha (32.4 Acres.)


CONSERVATION AREA MAP

©Crown Copyright 2007


HISTORIC DEVELOPMENT

The parish of Eaton is recorded inseveral ancient records, including theDomesday Book where it is stated asbeing the Kings Land held by Edric ofLaxfield. It was later passed to theChurch of Norwich (which becamethe Convent and Prior of Norwichand then the Dean and Chapter in1538) and was formerly part of thehistoric Hundred of Humbleyard, lyingoutside the city boundaries. Theearliest reference to activity in Eatonis a Title Deed dated 14 September1473 which refers to a “Lease byprior Thomas Bozoun to JohnBoydon, fuller, of Eaton, of fulling millwith house and appurtenances in thetown of Eaton, including the dam ofthe said mill, a meadow lying at thesouth side of the mill and another bythe churchyard of Eaton, prior andconvent to find timber except thatJohn shall find workmanship oftimber at Eaton wood, for 10 years.”

By the 19th century all traces of themill had disappeared, but it isthought to have occupied a site onthe opposite bank to Cringleford Mill.The great wood at Eaton is alsoreferred to in a copy of a lease fromElizabeth I to Henry Ryce in 1573 forthe term of 100yrs for land in Eaton.The lease specifically reserves for theDean and Chapter “the great woodcalled Eaton Wood”.

Although it is unclear how long atrack has passed through Eaton andover the Yare to Cringleford, it islikely to have had ancient origins.Norwich has maintained strongeccliesiastical links with bothWymondham and Thetford since atleast the 11th century and theCringleford crossing provided easyfording of the river.

The present Cringleford bridge datesback to 1520 when a stone bridge wasbuilt to replace an earlier woodenbridge destroyed by flooding in 1519.How long the former bridge had beenin place is unknown. The road whichpasses through Eaton, now known asEaton Street, was formerly Eaton Lane,and before that Freeman’s Lane orHalf-mile Lane. In 1779 the Norwich toThetford Turnpike Trust was formed toimprove the road for travellers and thiswas paid for by tolls. The stone bridgewas in turn widened in 1780. A tollgate was erected on Cringleford Bridgein order to collect money for theCringleford to Hethersett section andthe first Norwich to London stagecoachpassed through the village in 1784.The road through Eaton remained themain road from Norwich to Londonuntil the village was bypassed in 1975.

The Parish of Eaton is today recognised as a largely modern 20th centurysuburb, however the original village has a much earlier history, originatingas a settlement that grew around the crossroads close to the River Yare onthe main road linking the historic towns of Norwich and Thetford.



The crossroads c1900 (© Norfolk County Council)

The crossroads is historically thefocal point for many of the localcommunity’s services.

The buildings around the crossroadsincluded the Parish Hall, a bakery at 20Eaton Street (sold at auction as a Bakershouse and shop in 1922), the postoffice, and a smithy located behind 18Eaton street. The stepped gable of theParish Hall is likely to date from the 17thcentury, although this may have been a later addition to the timber framedsection of the building situated to therear. The building was located on thecorner of the Eaton Street and themuch narrower Bluebell Lane, andappears to have been demolishedsometime between 1913 and 1928 as part of a road widening scheme.

Historic activities associated withthe village included agriculture,brewing, chalk mining and marketgardening.

Eaton was very well known for itsbeer. It is recorded that Robert Holmes,who was sheriff of Norwich in 1646,first operated a brewery during theearly to mid 17th century. His initialswith the date 1643 were carved onthe door of the Red Lion Public House.The chalk workings were to the northeast of the settlement, now filled inand crossed by the A11. The formerMayor of Norwich, Walter Rye, statesin his History of the Hamlet (1915)that the chief trade of the village wasgrowing fruit trees and roses forNorwich market and the map of 1882

shows extensive nurseries surroundingthe settlement.

The map of 1882 shows a cluster ofbuildings around the crossroads,with larger houses andoutbuildings further out.

Many of the smaller terrace housesaround the crossroads have now beendemolished, partly due to roadwidening schemes, and also becausethey were probably considered to bepoor accommodation. Further alongChurch Lane and Eaton Street historicproperties remain, but many of theoutbuildings, such as those associatedwith Church Farm, have beendemolished. Even further out to theeast was Eaton Hall. Built c.1800 it

The former Parish Hall, now demolished (© Norfolk County Council)

Former door on the Red Lion dated 1643 (© George Plunkett)


O.S. MAP 1880-1889 EATON HISTORIC MAP


O.S. MAP 1955-1968 EATON HISTORIC MAP



was used as the Judge’s lodgingsduring the late 19th century (hencethe name of Judges Drive). It now lieswithin a large area of suburbandevelopment isolated from the village.

During the 20th century the villagehas undergone significant changeswith the growth of Norwich. The only barrier to further developmenthas been the river and its floodplain.The road has been widened on atleast two occasions. The building ofthe supermarket has had a significantimpact on the settlement, both interms of the size of buildings, andthrough creating additional traffic.The village sign on the green hasoccupied its position since 1956 and is a play on words; the ‘E’ forelephant and ‘tun’, another word for a barrel (see photo page 16).

c1900

c1960

2007

Changes in the levels of traffic and subsequentroad widening since 1900.

(top two photos © Norfolk County Council)


URBAN DESIGN AND STREETSCAPE

Sub area A comprises the historicsettlement core where the majority ofbuildings are set tightly to the back ofthe pavement. Originally the crossroadswould have been an ‘informal’ publicspace, however heavy traffic nowdominates. Pedestrians are pushedonto narrow pavements and hemmedin by steel barriers, and although asmall patch of lawn remains in front of 18 Eaton Street, the space hasbecome cluttered with traffic signage,which detracts from the village sign, apotential landmark. Although it may beviewed as an eyesore, the flyover overBluebell Road has become a modern

landmark and has in effect become a ‘gateway’ to the village. This areapresents an opportunity to recreate a better sense of place for the village.The yard adjacent to 18 Eaton streetand the neighbouring Barclays Bankbuilding also present opportunities for enhancement.

Sub area B is characterised by thespacious earlier housing now setbehind high walls, together with somelate 20th century infill housing. Withinthis area the church tower providesthe most historic landmark in thesettlement, However, because the

church is set back from the road, it isonly visible from Church Lane. Thechurch is connected to Church Lanevia a tree lined vista, which providesan attractive gateway.

Sub area C is characterised by the largesupermarket complex and its adjacentcar park, whereas sub area D isinterwar suburban housing comprisingdetached and semi detached housesset back from the road with hedgesand low walls as boundary treatment.Sub area E is the river’s floodplain thatremains undeveloped.

Although the character of the settlement has seen significantchanges, the settlement still retains a village core aroundwhich historic buildings cluster.

The flyover has become a modern day landmark Enclosed walls to the south, Church Lane Glimpsed views of the church from Church Lane


URBAN DESIGN & STREETSCAPE MAP



ARCHITECTURE

The village retains a rich variety of historicbuildings, including a number of buildings datingfrom 17th century, many of which are listed.

St Andrew’s Church (1) is theearliest surviving building in thevillage and dates from the 13thcentury, although there have beennumerous phases of alteration.

The church is constructed with knappedflint, Caen stone dressings and athatched roof. The tower dates from the15th century and has an interesting cutstone and lozenge detail. In 1860-1the church was extensively restored byThomas Jeckyll and in 1992-3 a newextension of cut flint and stone wasadded (see photo above). A memoriallychgate was also erected at theentrance to the churchyard during the early 20th century.

There are a number of surviving17th century buildings in the

village and these have flint workand thatched roofs, or in the caseof the Red Lion, early brickwork.

15 and 17 Eaton Street (2) retain muchof their original appearance, although thetwo ‘eyebrow’ windows are unlikely tobe original features. Further along EatonStreet the Red Lion (3) public house hasalso remained little altered. Photographicevidence of a door surround, nowremoved, possibly dates the building to1643. It is constructed almost entirely ofbrick with ‘Dutch gables’ at each end andplain red tiles. The mullion and transomwindows are not original, replacing sashwindows, which in turn are likely to havebeen put in during the 18th century.

Many buildings in the village areolder than they appear, having

been re-fronted. In some cases asmall part of the original structureis still visible externally.

31-33 Church Lane (4) dates from the 17th century with 18th and 19thcentury alterations. It is constructed in red brick with an English bond, thewest façade has been rendered and thegables mostly rebuilt. 30 and 32 EatonStreet (5) date from the 17th centurybut have been re-fronted in brick andpainted. No 2, the Cellar House, (6)has an early 19th century renderedclassically proportioned façade with a slate roof, but may internally haveearlier origins. Church Farm (7) has a19th century front range, but the rearwing has low ceilings and chamferedceiling beams, and is likely to datefrom the 17th or earlier.


ARCHITECTURE

5 & 7 Eaton Street 18 Eaton Street The Cellar House, Eaton Street

25 Eaton Street (8) is a mid 18thcentury house, rendered, with ahipped pantile roof and two red brick chimneys. The house has apedimented doorway, a symmetricalfenestration of sash windows, thecentral first floor window with aflattened segmental head and Gibbssurround, and a bracket cornice forthe eaves. No. 18 (9) is a muchsimpler building, single storey with an attic, simple pilasters and an open pediment, large paned sashesthroughout, and a thatched roof.

A number of the buildings havefeatures typical of the 19th century

47 & 49 (The Old House) Church Lane(10) both date from the early 19thcentury (there is a 1822 datestone onthe inside of an entrance pillar). 47 &49 Church Lane is three storeys withfive bays, sash windows withrusticated lintels on the ground andfirst floors. The six panelled (twoglass) front door is set within panelledreveals with a moulded and rusticatedarchitrave with a keyblock under anopen pediment with consoles.

1 & 3 Eaton Street (11) also datefrom the early 19th century. Thebuilding is rendered with rusticatedquoins and a pantilled roof. The sixpanelled front door is flanked by twopilasters with plain cornice andsimple hood. Also of note are thedecorative bargeboards with finialson each gable.

Church Farm (7), remodelled in theearly 19th century, has a simplerendered front elevation with largepaned sash windows, but has animposing entrance porch with ionic halfcolumns supporting a high level hood.


ARCHITECTURE

47 & 49 Church Lane Church Farm, Church Lane

Along Eaton Street there are anumber of mid to late 19th centurybrick built cottages, but these havebeen much altered. Of more interestis 7 Eaton Street (12), constructedwith close set flints on the groundfloor, and larger flint rubble to the1st floor. The house is rendered tothe left where it was once adjoinedby cottages. The building has twored brick chimneys in a 17th centurydutch style, with moulded whitebrick dentilled pediments around thecasement windows and front door.Also of note are 2,4, and 6 BluebellRoad (13) which are alsoconstructed with flint and redbrickdressing, although these have beenmuch altered.

20th century development is of littleinterest and generally detrimental tothe character and appearance of theconservation area. The only exceptionsare the suburban interwar ‘mocktudor’ semi detached houses on thenorth side of Eaton Street (14).

Pics over leaf:

From left to right

1. Mock timber framing –Eaton Street

2. Dutch gable –Red Lion PH

3. 19th Century window –3 Eaton Street

4. Eyebrow window –17 Eaton Street

5. Village Sign

6. Lych Gate –St Andrews Church

7. Gravestone –St Andrews Church

8. Pedimented door canopy –18 Eaton Street

9. Door surround –7 Eaton Street


1. 2. 3.

4. 5. 6.

7. 8. 9.


HISTORIC BUILDINGS MAP



NATURAL CHARACTER

The open spaces to the west providean important gap between the twosettlements of Eaton and Cringleford.Because of the low lying nature of thefloodplain the river banks haveremained relatively undeveloped withthe exception of the largesupermarket car park. This part of theriver valley is protected fromdevelopment; however the area alsoneeds to be well managed because itprovides both an important naturalhabitat and a recreational resource (ariverside walk crosses through thearea). The trees at the western end ofEaton Street are also of landscapevalue but need maintaining.

The former curtilage of 47 & 49Church Lane contains a significantnumber of mature trees protected by

a Tree Preservation Order. The treecoverage on the opposite side of theroad within the curtilage of ChurchFarm also contributes to thesignificant landscape quality of thispart of the conservation area.

The other important natural feature isthe avenue of trees that leads to StAndrew’s Churchyard. The churchyardprovides an important enclosed andsecluded area of public open spacewithin the settlement.

The River Yare and its accompanying water meadowscomprise a large part of the conservation area anddemarcate its boundary and separation from thesettlement of Cringleford to the west. In contrast thelandscape quality around the crossroads at the centre ofthe settlement is poor, however there is significantlandscaping along the streets leading away from thecrossroads, particularly along Church Lane. The avenue oftrees leading to St Andrew’s Church is also noteworthy.

The river

Avenue of trees leading to St Andrew’s Church St Andrew’s Churchyard


NATURAL CHARACTER MAP

the informal village feel of the area.


MANAGEMENT AND ENHANCEMENT

No. Location Issue Action Term Responsibility

1

The city council has a duty to enhancethe character and appearance of theconservation area where possible. Thefollowing table highlights opportunitiesto improve the management of theconservation area and to carry outenhancement. Inclusion on the list isnot a commitment by the council toundertake the work and further workwill be required to establish thefeasibility of these proposals. Eachopportunity has been identified as ashort, medium or long term goalreflecting its cost and complexity.

Enhancement of the conservation area also depends on the care thatindividual owners take with themaintenance and repair of theirproperties and due consideration to preserving and enhancing theconservation area when carrying outalterations to their properties. The listtherefore also identifies opportunitiesfor private owners.

After five years the appraisal will be reviewed to see whether thecharacter and appearance of theconservation area has been successfullyenhanced and to assess whether new opportunities are available.

(S) Short TermStraightforward enhancement proposals, which should 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 largerfinancial commitments

EatonStreet/ChurchLane/BluebellRoad junction.

Heavy trafficdominates thejunction andrestricts pedestrianmovement.

The junction needs tobe redesigned to givemore priority topedestrians. Footpathsshould be widened.

L TransportationPolicy &LandscapeDesign.



2

3

4

5

EatonStreet/ChurchLane corner.

ChurchLane/areaadjacent to 18Church Lane.

Eaton Street.

Eaton Street.

Poor streetscapeand signageclutter.

Existing use of the site appearstemporary.

Position of busstop makes itdiffcult to walkpast.

Bench slats arebroken andvegetation isencroaching.

Rationalise streetsignage and enhancelandscaping.

Seek enhancementand/or appropriateredevelopment ofarea.

Investigate wheterfootpath can bewidenend.

Repair bench andensure vegetation iskept clear.

M-L

L

S-L

S

TransportationPolicy &LandscapeDesign.

Owner and/oroccupier.

Transportation

Highways.




6

7

Eaton Street.

Eaton Street.

Vegetation oftengrows over paths.

Vegetation hasspread over pathand is particularlydangerous at thecrossing point.

Ensure footpaths are kept clear ofvegetation.

Ensure vegetation iscut back fromfootpath – particularlyaround crossing.

S-M

S-L

Green Spaces.

Highways.




MANAGEMENT & ENHANCEMENT MAP



FURTHER READINGWalter Rye “Hamlet of Eaton”available in the Local Studies Section,Millennium Library, Norwich

LISTED BUILDINGSThe following buildings have beenlisted Grade II (St Andrew’s Grade II*)either because of their architecturalinterest, their historic interest, theirclose historical association or becausethey form part of an important group.

Church Lane 31-33 (including attached boundarywall), Church Farm, Church of StAndrew, The Old House

Eaton Street1 & 3, 2 (The Cellar Public House), 7,15 & 17, 16, 25 (St. Margarets), 30 &32, 52 (The Red Lion Public House)

LOCAL LISTThe following buildings within theconservation area are included on thelocal list for their architectural and/orhistorical importance. These buildingsare valued for their contribution tothe local scene, or for local historicalassociations, but do not merit fullstatutory protection.

Bluebell Road 2, 4 & 6

The following buildings have beenadded to the Local List:

29-35 Eaton Street (odd)C20. Interwar semi detachedsuburban houses in the mock tudorstyle with decorative projectinggables. Rendered with red brickdetailing. Pantiles. ReplacementuPVC windows match original style.Importance: Good example of aninterwar suburban bulding.

A full list can be viewed at www.norwich.gov.uk


NOTES

CONTACT DETAILSPLANNING SERVICESCITY HALLNORWICH NR2 1NHTEL: 0844 980 3333

IF YOU NEED THIS APPRAISAL IN ANOTHER FORMAT OR LANGUAGE PLEASE PHONE 0844 980 3333, FAX 01603 213000 OR EMAIL [email protected]

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