HOLYWELLS PARK CONSERVATION AREA APPRAISAL AND … · Scale 1:4150 Holywells Park conservation area. ... detailed architecture and original interior make it outstanding among surviving

HOLYWELLS PARK CONSERVATION AREAAPPRAISAL AND MANAGEMENT PLAN IPSWICH BOROUGH COUNCIL 13

This statement is supplementary to the Ipswich Local Plan

(1997) and will be treated as a material consideration in all

planning and development decisions. This statement describes

briefly the purpose in declaring the area as a conservation area

and sets out in detail the special character of the area. The

Management Plan describes the particular supplementary

policies that apply within the area to protect its special status;

and specific measures for its protection and enhancement as

required under Section 72 of the Planning (Listed Buildings &

Conservation Areas) Act 1990 and as advised by the

Department of Culture, Media and Sport Planning Policy

Statement 5: Planning for the Historic Environment.

The statement cannot cover every eventuality, but further

advice on specific matters can be obtained from the

Development Control and Conservation Service of the Council.

Like all the Council's planning guidance this document has

been adopted in 1994.

HOLYWELLS PARK CONSERVATION AREA APPRAISAL AND MANAGEMENT PLANHOLYWELLS PARK CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN

contentsThe Holywells Park Conservation Area Appraisal

1 Introduction 1

2 Statement of significance 3

3 Historic Development 5

4 Location, area, boundaries, landform, setting 7

5 Entrance and approaches 7

6 Principle buildings 8

7 Historic character and key features 9

Holywells Park Management Plan

1 The Council’s detailed Policies for the Holywells Park 16Conservation Area

2 Supplementary Policies for the Holywells Park 18Conservation Area

3 Management of trees within the park

4 Protection and Enhancement 19

5 Further Information 21

Appendices

Appendix 1: Listed Buildings in the Conservation Area 22

Appendix 2: Glossary of Architectural Terms 24

Reproduced from the Ordance Survey mapping with permission of the Controllor of Her Majesty’s StationeryOffice © Crown Copyright.

Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. LA 07831x 2005

Scale 1:4150

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Holywells Park conservation area

HOLYWELLS PARK CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN

In recent years, the most significant alterations tothe Parkland landscape have involved theappropriation of ground formerly occupied by aHolywells pond for a children's paddling pool, andthe introduction of a play area into the moatedsite of the Bishops Manor. The disappearance ofHolywells House and its elaborate formal gardens,and the deterioration of the line of ponds that runthrough the centre of the Park are also linked toits modern history.

Designation is not usually intended to prevent allchange or development, but to ensure the specialcharacter of the area is protected and enhancedand that proposed changes are subject toparticular scrutiny and to try to ensure that it isappropriate to an areas' special character wherethe presumption is in favor of preservation andenhancement of its special characteristics.

This document has three main aims. These are to:• provide detailed guidance on the Council'sexpectations for the very limited developmentand related proposals affecting thisconservation area and its setting by way of itsapproved policies;

• promote schemes of preservation andenhancement where appropriate, particularly inrelation to the setting and adjacentdevelopment;

• provide an understanding of what is specialabout the character of the area.

The designated area includes the whole ofHolywells Park and is bounded by FelixstoweRoad and Nacton Road to the north, Cliff Lane tothe south, Holywells Road to the east and by therear boundaries of the properties on ElmhurstDrive to the west. The surrounding area is mainlyresidential.


introductionIpswich is fortunate to have a long and important history reflected in many fine

buildings and areas, which are distinguished by their architecture and landscape setting.

This creates an attractive environment that is theproduct of many different eras. These areas areunique examples of our social, cultural andaesthetic past and must be safeguarded fromindiscriminate or ill-considered change.

The Planning (Listed Building & ConservationAreas) Act 1990 states that:"Every local planning authority shall, from timeto time, determine which parts of their areaare areas of special architectural or historicinterest, the character or appearance of whichit is desirable to preserve or enhance andshall designate such areas as ConservationAreas".

Planning Policy Statement 5: Planning for theHistoric Environment also makes clear:"The Government’s overarching aim is that thehistoric environment and its heritage assetsshould be conserved and enjoyed for thequality of life they bring to this and futuregenerations."

Holywells Park has previously been the subject ofa bid for inclusion on the English Register ofHistoric Parks and Gardens. Although up to nowEnglish Heritage felt the Park did not justifyinclusion, this view is now changing and it wasconsidered to be of sufficient merit by theHeritage Lottery Fund to be included in the UrbanParks Programme.

Designation of the Park as a conservation area inSeptember 2003 recognized its special status inthe absence of inclusion on the Register and alsoallowed consideration of additional buildings ofmerit such as the Margaret Catchpole publichouse listed Grade II* and buildings of speciallocal interest adjacent to the Park. The Park itselfhas two listed buildings, the Stable Block andOrangery both listed Grade II.

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This statement is supplementary to the Ipswich Local Plan (1997) and will be

treated as a material consideration in all planning and development

decisions. This statement describes briefly the purpose in declaring the area

as a conservation area and sets out in detail the special character of the area.

The Management Plan describes the particular supplementary policies that

apply within the area to protect its special status; and specific measures for

its protection and enhancement as required under Section 72 of the Planning

(Listed Buildings & Conservation Areas) Act 1990 and as advised by the

Department of Culture, Media and Sport Planning Policy Statement 5:

Planning for the Historic Environment.

The statement cannot cover every eventuality, but further advice on specific

matters can be obtained from the Planning and Development Service of the

Council. Like all the Council's planning guidance this document has been

adopted in 1994.2


statement of significance of the areaHolywells Park Park is one of the finest parks in Ipswich. The Park as it seen

today is the result of two principle development phases.

The Medieval period when there was a moatedsite of a Bishops Manor; and the Cobbold erawhen it was transformed from mainly farmland, toan early industrial landscape through theconstruction of reservoirs by Thomas Cobbold, toa landscaped park by successive generations ofthe brewing family. The Park landscape retainsmuch of the layout and distribution of plantingthat characterized it during the Cobbold era, butits designed character has been eroded by acombination of modern alterations and a loss ordeterioration of historic features. Although thereare some recreational facilities the main focus ison natural features, particularly the complex ofponds, open spaces and woodland.

The present Park has reverted to a more informalopen space although the lines of the carriagedrives and remnants of the formal garden stillremain.

The principle built structures remaining in the Parkare the orangery and the stable block, both ofwhich are listed. Built in the 1850s the orangerywas used to display exotic plants collected onvoyages of the Cobbold fleet. It has a renderedand colour washed brick plinth with a glazed roof.The stable block was an ancillary building to themansion and is built of white and red brick withslate roofs. The most notable feature of thebuilding is the five storey square clock tower withrusticated brick quoins.

The Margaret Catchpole public House, listedGrade II*, with its bowling green is situated justoutside the northern boundary of the Park.Designed by Harold Ridley Hooper for theCobbold Brewery, it was built in 1936. Its welldetailed architecture and original interior make itoutstanding among surviving inter-war publichouses. To the east of the Park are 52 and 54Nacton Road, mid 19th Century brick cottages,both of which are included in the IpswichSociety's Local List. Also locally listed isHolywells Garden Cottage, outside the south-western boundary of the Park, and 1 and 2Holywells Farm Cottages at the Cliff Laneentrance which were originally part of theHolywells estate. On the southern boundary arethe King George V Memorial Homes and the 18thIpswich Scout Headquarters.

Holywells is a designated County Wildlife Sitebecause of its importance for wildlifeconservation. It contains over 30 different speciesof tree and a variety of different habitatssupporting large numbers of birds, invertebrates,small mammals and amphibians.

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E White’s map of 1867

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Above: The Mansion painted byRev Richard Cobbold 1814

Left: Remnants of the originalcarriage drives and formal gardens


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historic development of the areaThe origins of Holywells Park appear to dateback to Saxon times when it was known either inpart or whole as the Manor 'Wix Episcopi'.

It is believed that there was a moated site, whichwould have accommodated a house andfarmstead within the Park, and there is stillevidence of embankments to support this. Theland remained in the ownership of bishops untilthe sequestration of all church property by HenryVIII in the 16th Century.

Water plays an important part in the history of thePark, there being several springs that suppliedthe streams in the valley and later formed pondsand marshes. This is presumably where the name'Holy Wells' comes from. There is reference topilgrimages to the springs, legend attributingcurative powers to them. Indeed these springsformed an important part of the Town's watersupply as early as the 12th century.

It was also the pure water in plentiful supply thatattracted Thomas Cobbold to move his breweryfrom Harwich to the nearby 'Cliff' in 1744.Previously he had transported the water in bargesto Harwich. Thomas purchased the Park in 1789and proceeded to construct reserviors for hisbrewery by the creation of the Ponds dammed ina stepped sequence.

The 1841-44 Tithe Returns show that wheat andbarley were grown on the upper valleys whilst thelower part of the valley was used as meadows.By this time the Brewery was using artesianwater although the family continued to use theHolywells water for other purposes.

A mansion, Holywells House, was built in 1814and was the residence of John, second son ofThomas Cobbold. By the mid 19th Century thefarmland had given way to a formal park withornamental gardens and exotic plants and thebuilding of a carriage drive through the Park.

The Cobbold era in the Park ended in 1929 andeventually it was purchased by Lord Woodbridgein 1935, and he presented it to the Borough ofIpswich in the same year. The house fell intodisrepair and was eventually demolished in 1962leaving only the orangery and stable blockstanding.

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Thomas Gainsboroughpainting c1750 of Holywells

The Stable Block

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PRINCIPAL BUILDINGSThe principle buildings in the Park are the stableblock and orangery, remnants of Holywells Houseand both listed Grade II. The stable block wasbuilt in the 19th century to a courtyard plan inwhite and red brick with slate roofs. The buildingis notable for its 5-storey square clock tower withwhite brick rusticated quoins. The tower ispierced at intervals by round-headed metalwindows with glazing bars. There are clock facesto the north and west and the hipped roof istopped with an open cupola and weathervane.Internally the stables in the north range have twocomplete stalls with iron rail guards, feedingtroughs and hay-racks. It now houses theheadquarters for the Council's Parks RangersService.

The orangery is an elegant brick and glassstructure built in the mid to late 19th century.The west side has a seven window range, thethree centre bays projecting as a gabled transept.All windows are sashes with margin glazing barsand timber frames. The tiled interior features tworows of round cast-iron columns which rise tosupport wrought iron scrolled braces and beams.

The building has suffered badly from the weatherand vandalism over the last few years resulting inthe loss of a quantity of glass. In January 2005the Council erected a temporary structure aroundthe building to protect it. The shell will remain inplace whilst the future of the orangery is planned.

Beyond the park the other listed building withinthe conservation area is the Margaret Catchpolepublic house listed Grade II*. Built in 1936 anddesigned by Harold Ridley Hooper for theCobbold Brewery the building is of red-brownbrick with hipped plain tiled roof and a prominentbrick ridge. The front elevation is single storeywith an attic with a four window range with singleand three light wooden mullion and trnasomewindows glazed with leaded lights. A principledoorway has a moulded brick surround anddouble doors . At either end of the central rangeare single storey projections with hipped roofswhich have further doorways.

Within the conservation area are a number oflocally listed buildings which are important to thecharacter of the area. No's 1 and 2 HolywellsFarm cottages were once part of the home farmon the Holywells estate. They are situated on theCliff Lane entrance to the Park and are a pair ofsemi detached cottages in red brick with hippedpeg tile roof. The cottages have a four windowrange with modern casement windows andmodern tiled porches.

No's 52 and 54 Nacton Road (formerly 1 & 2Pound Cottages) are a pair of mid 19th centurycottages in red brick with peg tiled roofs. Thereare 6 light casements with rubbed brick archedlintels on the ground floor with the addition of amodern bay window at No 52. The cottages areenclosed by the Park boundary wall.

location, area, boundaries, landform, settingThe 70 acre site containing Holywells Park is roughly triangular in shape, the

blunted apex of the triangle forming its northern end.

The Park is essentially a bowl-shaped valley witha wooded rim that still comprises a remnant ofheathland vegetation around the high easternedge. It is bounded on three sides by housing,to the south by Cliff Lane; to the north east andnorth west by Bishop's Hill and Myrtle Road andto the east by Nacton Road. To the west liesHolywells Road and a mixture of light industrialbuildings, beyond which is the Ipswich Wet DockConservation Area.

ENTRANCES AND APPROACHESThe main entrance to the Park is marked byblack wrought iron gates, fronting Cliff Lane. Tothe left is the Margaret Catchpole public house(Grade II*). A tarmac lane leads into the Park,passing the original home farm cottages on theleft and modern retirement flats on the right. Justbeyond the retirement flats is a small gravelledcar park, bounded to the south by a low brickwall and on the north and east by mixedwoodland. Opposite the car park is the listedstable block.

The Nacton Road entrance is marked by blackwrought iron gates attached to brick gate piers.A substantial brick wall runs the length of theeastern boundary to the Bishop's Hill entrance.

Apart from the paths leading to the site of themansion, the path junction inside this entrancejoins with a third path, leading north through theheart of the tree belt that fronts the remainder ofthe eastern boundary of the Park.

The tree belt along the western edge of the Parkstretches from Myrtle Road, in the north end ofthe Park, to Cliff Lane in the south. Access tothe mixed woodland is provided by an informalfootpath that runs almost the entire length of thearea, beginning in the open space just south ofthe Myrtle Road entrance, and exiting from thesouth-west corner of the Park, through woodenfield gates that lead onto Cliff Lane.

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Opposite page:

Holywells Park

Above:

The Margaret Catchpole


Parkland CoreAn avenue of lime trees follows the raised tarmacdrive, which connects the main entrance, off CliffLane, with the two gated entrances in thenorthern end of the Park, Bishop's Hill and MyrtleRoad. From the stable block, the drive proceedsdown a gentle slope, then past a group of finemature Holm oaks to pass over a balustradedbrick bridge. Just beyond the bridge, to the left,the ground slopes down to a roughly rectangulararea of lawn, thought to be a medieval moatedsite, now the children's play area. From thebridge, it is possible to view the complex of east-west running ponds. Each is roughly rectangularin shape, and enclosed by fencing. Behind thisthe ground rises gently through an open space ofamenity grassland to meet with the Myrtle Roadentrance drive. Beyond this is a scattering ofsemi-mature specimen trees, then a narrow treebelt, dominated by Scotch fir and running alongthe Park's northern boundary. There are isolatedspecimen trees scattered throughout theparkland, including Western Red Cedar, Lawson'scypress, weeping ash and magnolia.

The landscaped park that formed the setting forHolywells House has largely retained its spatialintegrity, although its degree of ornamentationhas declined dramatically from that evidenced inearly 20th century photographs.

The line of ponds, aligned through the centre ofthe Park, were created by Thomas Cobbold toprovide water for his brewery. This fine exampleof an early industrial landscape is now becomingovergrown by trees and shrubs. Several of theponds have silted up and the heavy infestation ofscrub species along the margins of Ponds 3 and4 now block important historical views. Theappearance of the ponds since they were firstrecorded by Gainsborough in 1748-50, haschanged over the years and the ponds havedeveloped into a group of dynamically differenthabitats that support a diverse range of wildlife.Pond 5 is now known as Alder Carr and is aBiodiversity Action Plan habitat.

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HISTORIC CHARACTER AND KEY FEATURESHolywells Park can be divided into four distinctcharacter areas; Holywells House and Gardens;the Parkland Core; Eastern Woodland; andSouthwest Parkland.

Holywells House and GardensFrom the Cliff Lane entrance the drive leads tothe stable block which is virtually all that remainsof Holywells House. Just past the stable block tothe west is the entrance to the walled gardenarea. Here an ornate garden door, formed by abrick arch and black wrought iron gate, pierces abrick wall about 2 metres in height. The enclosedgarden beyond , comprises four terraces, roughlysquare in shape, and decorated with formalbedding.

The orangery marks the eastern extremity of thewalled garden. The formal layout of the walledgarden area and the presence of the orangeryand stable block recalls some of the splendour ofHolywells House and its gardens as theyappeared in John Dupuis Cobbold's day.However much of the architectural gardenornamentation is missing including balustrading,urns, steps, pond and extensive herbaceousborders. The focal point of the area is theorangery but the modern loggia and timberstorage buildings owned by the bowls club fail toharmonise with the building.

The Terrace is the most neglected feature of theformer mansion site. The brick wall runningalong the rear of the terrace and forming thenorthern boundary of the walled garden, marksthe frontage of the mansion. The remains of stone balustrading identifies the front of theterrace and stone steps , towards the westernend of the terrace, lead down the bank to a bowlof lawn, beyond which is the line of ponds thatrun across the valley. At its opposite end, theterrace joins with the main drive (the formercarriageway) that leads through the Park. Thesurfacing of the terrace, the neglectedappearance of the adjoining shrubbery, andsubstantial deterioration of its decorativestonework have rendered this much recordedfeature incapable of expressing its formergrandeur.

Southwest ParklandThe south-west corner of the Park comprises aroughly rectangular area lying between the Natureconservation area and the Holywells House andGardens area. This part of the Park is the highestconcentration of land mass managed principallyfor wildlife and forms a highly significant “naturereserve”. It also serves as a platform for a varietyof community involvement. Within the area arethree fenced enclosures of planting known as theNew Orchard, the Wildflower Meadow and theOld Orchard. These three spaces of planting givethis area of the Park a distinctly rural feel.Divided by hedgerows and devoted to cultivationof sorts, they refer in form and purpose back tothe early 19th century when Holywells wasprimarily farmland.

The Old Orchard is the oldest area, retaining itsoriginal boundaries and contains the remnants ofthe original Cobbold family orchard with many oldapple varieties. The Wildflower Meadow to theimmediate north is a completely self containedarea enclosed by hedgerow and planted withnative wildflowers. With the Old Orchard, itshares the eastern boundary of Holywells with amodern housing estate. The New Orchardcomprises rows of traditional fruit and nut trees.Beyond its chainlink fence to the north is arecently established belt of woodland edgespecies.

Eastern WoodlandTaking the path opposite the Stable Block, on thefar side of the entrance drive, the visitor is ledpast the Park's leaf yard, then up a gentle slopevia a wide tarmac path that links Holywells Houseand Gardens Area with Nacton Road. On theright of the path is a hollow, thought to have oncebeen a sand and gravel pit, known as the Dell.The housing that bounds the Park to the south isbarely discernable through the thick undergrowththat defines the edge of the clearing and providescover for the range of wildlife that inhabits thewoodland.

The path surfacing in most of the easternwoodland consists primarily of a narrow track ofcompacted earth, with a grass verge. The verymixed woods in this area of the Park containsome fine specimens of Oak, and SweetChestnut, this despite the fact that the woodlandwas severely damaged by the great storms of1987 and 1990. In recent years the Rangershave planted several hundred new native treeswhilst at the same time removing the non -

invasive Sycamore that had been flourishingsince the 1987 storm.

Walking through a field gate to the north-west ofpond 5 reveals the islanded big pond, whichtakes water from the line of ponds higher up. Asmall clearing with rustic seating, defines the areabetween the main entrance and the shoreline.The trees in this area have largely grown up overthe last hundred years, forming a screen whichhides the semi-industrial areas and docklandbeyond.

Along the Canal walk the effect of the dense treecanopy had been to create a dark tunnel-likeexperience. There has been a large amount oftree work carried out in this area and the canalpath is now a bright and pleasant place to walk.The canal leads towards the sluices whichcontrolled its entry to the brewery, although it isno longer used. An inlet to the canal showswhere water flowed in from a ditch which onceled down across the Park.

HOLYWELLS PARK CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN HOLYWELLS PARK CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN

This page: Eastern Woodland

The Stable Block and gardens

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NE14The Council will seek to conserve the natureconservation interest of the County Wildlife Sitesand Local Wildlife Sites identified on theProposals Map by controlling the type andintensity of development. The Council will notgrant planning permission for development whichwould be likely to result in the destruction ordamage to County Wildlife Sites and LocalWildlife Sites or other sites of high wildlife andnature conservation importance.

NE16Development will only normally be permittedwhich would not have a material adverse impacton species protected by specific legislation, theBiodiversity Action Plan process and specieslisted in Red Data Books (nationally rare species).Where development is permitted conditions willbe imposed that ensure that any effect on aprotected species is kept to an absoluteminimum and fully compensated.

NE19The Council will seek to protect and enhance thenature conservation value of wildlife corridors.The impact of development proposals on wildlifecorridors will be an important factor inconsidering planning applications.

Ipswich Landscape and Wildlife Strategy

Parks and Open Spaces Strategy Objectives • Promote the landscape value of the Town'sparks and public open space

• Establish good practice in the long-termmanagement of our parks and public openspaces

• Maintain, and where possible, enhance thebiodiversity value of parks and open spaces.Identify opportunities to increase availability ofpublic open space in areas where a shortageexists.

• Identify opportunities to increase availability ofpublic open space in areas where a shortageexists.

BE30Consent to demolish a building or structurewithin or adjacent to a conservation area will onlybe granted where:-(a) the building/structure does not materially

contribute to the townscape quality of the areaand its removal would contribute to theenhancement of the area;

(b) it can be demonstrated that thebuilding/structure is incapable of repair andreuse; and

(c) evidence of a completed contract for the fullimplementation of the comprehensive schemeof development has been submitted to theLocal Planning Authority.

BE31The Council will resist the removal of chimneys,skyline features and other parts of buildings thatpositively contribute to the character ofconservation areas.

BE32In conservation areas where specific townscapeelements are in danger of being lost,consideration will be given to suspension ofpermitted development rights under Article 4 ofthe Town and Country Planning (GeneralPermitted Development) Order 1995 (asamended).

BE33The Council will seek to ensure that developmentproposals including changes of use within orclose to a conservation area preserve or enhancethe character and appearance of the area.Particular care will be taken to protect openspaces and other collective peculiarities thatcontribute to the character of each area.

BE35Proposals for development in or close toconservation areas should be accompanied by asufficient level of detail to enable a properassessment to be undertaken of the impact ofeach scheme on the character and appearanceof the area. Outline planning applications will onlybe appropriate in certain circumstances and onlythen if accompanied by sufficient material todemonstrate the townscape implications.


conservation area management planThe general objectives, policies and proposals for the control of development

and the use of land in Ipswich up to the year 2006 are contained in Ipswich Local Plan 1997.

The Plan gives environmental issues a highpriority and sets out among its specific objectivesfor the Built and Natural Environment. Theseinclude:• To protect and enhance listed buildings andtheir settings and the designated conservationareas;

• To achieve high quality and sustainable newdevelopment;

• To bring about environmental improvementsthrough development opportunities.

• To prevent loss of open space with naturalamenity value by guiding development towardappropriate locations

The Local Plan Built Environment Chapter setsout detailed conservation policies (withsupporting text) to safeguard and where possible,add to and enhance the character and visualappearance of all Conservation Areas. TheNatural Environment Chapter identifies a policyframework to protect and enhance existing openspace in order to meet the needs of the people ofIpswich with respect to education, health, culture,recreation and leisure. It places at the core of therelevant policies, the identification, protection andenhancement of the built and natural heritage ofIpswich, including Holywells Park.

1. Detailed PoliciesThe Local Plan Built and Natural EnvironmentChapters set out detailed conservation policies tosafeguard and where possible, add to andenhance the character and visual appearance ofall Conservation Areas. These and other policeswith particular relevance to Holywells ParkConservation Area are identified below with therelevant Local Plan policy number.

NE5In considering proposals for development onopen land the Council will seek to safeguardthose areas which have high natural amenityvalue and/or are of special historic interest. Suchproposals will be judged against the followingcriteria:(a) the quantity and quality of trees and other

natural features to be retained including openspace;

(b) in cases of parks and gardens of Special

Historic Interest, the extent to which thecharacter and appearance of the open spaceis preserved and enhanced;and

(c) the improvement of public access to theremaining open space.

NE9The Council will take steps to protect trees in theinterests of amenity and wildlife by making TreePreservation Orders and by imposing conditionsof planning permission where appropriate.

NE10The Council will seek to retain all trees of highamenity value. Consent will only be granted forthe cutting down. topping, lopping or uprootingof any tree protected by a Tree PreservationOrder or trees located within a conservation areaprovided the works are necessary:-(a) to secure the proper maintenance of the

tree(s) for good arboricultural reasons; or(b) to secure the removal of the tree(s) so that the

survival or growth prospects of otherprotected trees are enhanced.

NE11Where it is considered acceptable for the removalof a tree or trees by a Tree Preservation Order,conservation area designation or a condition ofplanning permission, the Council will normallyrequire the replanting of at least an appropriatenumber of trees of a suitable size and species inan agreed location within the current or followingplanting season.

NE12The Council will require an accurate survey of allthe trees on sites proposed for developmentincluding details of protective measures to beundertaken during the development process toensure the continuing health and safety of eachspecimen to be retained.

Other Local Plan policies may also be relevantdepending on the nature and location of eachspecific proposal including NE9 on thelandscaping of new development.

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BE46The Council will seek to preserve ScheduledAncient Monuments and other remains ofnational importance and their settings. On otherimportant archaeological sites the Council willseek mitigation of damage through preservationin situ as a preferred solution. When the balanceof other factors is in favour of physicaldestruction of the archaeological site, the Councilwill wish to be satisfied that adequate provision ismade for the excavation and recording ofarchaeological remains.

BE47Where research indicates that archaeologicalremains may exist, the Council will require that adeveloper submits an archaeological fieldevaluation prior to the determination of aplanning application. Planning permission will notbe granted without adequate assessment of thenature, extent and significance of the remainspresent and the extent to which the proposeddevelopment is likely to affect them. Whereproposals are considered acceptable theseconservation/preservation arrangements willnormally be secured by a condition of planningpermission and /or a planning obligationagreement.

BE3The Council will promote mixed use developmentto achieve a more integrated urban environmentproviding that land use and environmentalconflicts can be avoided.

BE15In considering development proposals theCouncil will seek the retention and reinstatementof existing or former boundary walls, railings,fences and gates which complement thecharacter and appearance of an individualbuilding and the surrounding area.

Where changes to the elevations of buildings,alterations affecting boundary walls etc. on thestreet frontage or works to trees are proposed,owners and occupiers are advised to consult thePlanning and Development Service for assistanceand agreement on the need for consent for anysuch change.

Any Planning Applications for development in thearea will receive particular advance publicity inthe local press and on site. Representationsabout them will be welcomed and will be takeninto account when considering such proposals.

The Council is aware that successfulconservation depends upon goodwill and co-operation between property owners, developersand the general public. The Head of Planning andDevelopment or his staff will always be pleasedto discuss any proposal however minor, andadvise upon the choice of suitable materials andbuilding methods and to give everyencouragement to individuals, amenity societiesand residents associations etc. to undertakeappropriate improvements to the environment ofthe conservation areas.

2. Supplementary Policies for the HolywellsPark Conservation AreaIn addition to the Local Plan policies above, thefollowing policies are considered appropriate andapply to this conservation area.

SPP 1In this Conservation Area, the Council attachesparticular importance to encouraging theretention, repair or reinstatement of specialfeatures of the area such as original windowtypes and decorative ironwork to windows, brickboundary walls and gate piers, porches,chimneys and other features of interestirrespective of the terms of the Article 4 Directionabove.

SPP 2Certain types of minor development outsideConservation Areas do not require planningpermission. This is known as 'permitteddevelopment'. Where the Council considers suchchanges might be detrimental to the characterand appearance of the area it will considerrequiring planning permission for thesealterations, subject to prior public consultation.

SPP 3In special cases, the Council will considersupporting the relaxation of normal PlanningStandards, Building Regulations, Public Healthand Housing Standards where these conflict withsound conservation principles or practice forprotecting or enhancing the character orappearance of the conservation area.

SPP 4The Borough Council as Highways Agent forSuffolk County Council will aim to ensure thatwherever possible, the visual and physical impactof works within the highway affectingconservation areas is minimized in line with thejoint accord and the "Highways in ConservationManual" 1998.

Management of trees within the ParkThe Council's Parks Service has a responsibilityto maintain the trees and woodland within thePark. Trees need to be managed to maintain theirhealth and safety and the diversity of the wildlifeand habitats within the Park. The Town andCountry Planning Act 1990 makes specialprovision for trees within a Conservation Areathat are not the subject of a Tree PreservationOrder. Under Section 21 of that Act, anyoneproposing to carry out works to a tree in aConservation Area is required to give the LocalPlanning Authority six weeks prior notice. Thepurpose of this is to give the LPA an opportunityto consider whether a Tree Preservation Ordershould be made on the tree to preventinappropriate pruning or unjustified tree removalwhich would be harmful to the amenity andcharacter of the Conservation Area.

There are some exemptions to this notificationrequirement. Work to trees which are dead, dyingor dangerous is exempt, as is work carried out byor on behalf of the LPA. Routine arboriculturalmaintenance, as well as minor woodlandmanagement work would usually be includedunder these exemptions. The Tree andLandscape Officer in liason with the PlanningDepartment would normally decide which work, ifany, will require Conservation Area Consent. Inaddition the public may be informed of specifictree or woodland work through notices within thePark, via “Friends” or other local groups andpress releases in the local paper of any extensiveor highly visible works to trees.

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3. Protection and EnhancementProposals for Holywells Park will focus on theprotection, restoration and possible recreation ofthe principal design intentions of the medieval,19th and early 20th century development phasesthat are most influential in the present day formof the Park particularly:• restoration of the complex of waterbodiescreated by Thomas Cobbold and the canal;

• restoration of the Bishop's Wyke landform • restoration of the pleasure grounds of theformer Holywells House

• improvement to the entrances and boundaries• upgrading of footpaths• removal and addition of planting to restorehistoric design intentions

• restoration of the Holywells House Terrace,Orangery and the Stable Block

• recreation of the early 20th century formalgardens, wetland garden and “rhodoendronvalley”

• improvement and relocation of the play areaand paddling pool.

It would also be the intention to improve thefabric of the Park, such as paths, toilets, signs,seats and structural planting. Throughout thePark the introduction of an assortment of poorquality benches, litter bins, fences and signageand a lack of consideration for the siting of theseitems has adversely impacted on the overallquality of the historic environment.

New developmentThere is limited scope in this conservation areafor new development. Where new buildings areproposed to stand alongside historic buildings,PPG 15 (para. 2.14) makes clear that their designwill require very careful consideration. Inconsidering applications for new development,the Council will need to be satisfied that theseprinciples have been adequately taken intoaccount. This does not mean that new buildingshave to copy their older neighbours in detail, butthey should form a harmonious group.

Architectural featuresProtection Boundary walls, particularly those withornamental brickwork designs also contribute tothe character of the area and should bemaintained and repaired. If these are in poor

condition they should be carefully rebuilt ratherthan dismantled. Where good historical evidenceexists or where original detailing is missing thisshould be reinstated in traditional materials whenthe opportunity arises. The design of gate piers(and gates) of suitable scale, height and materialswill be important if openings are widened

4 Further InformationThe Council's planning documents - IpswichLocal Plan; Character Descriptions which detailthe special character and policies applicable toindividual Conservation Areas, the particularsupplementary policies to apply within those areato protect their special status and specificmeasures for their protection and enhancement;and general information and detailed technicalleaflets on the following matters are all availablefrom the Conservation and Urban Design Serviceat Grafton House.

Telephone: 01473 432934 or 432935 or Email: www.ipswich.gov.uk/conservation.

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Risk RatingThe risk rating category refers to the EnglishHeritage system for measuring both the conditionof the fabric and the level of potential risk of alisted building. The ratings range from 1-6 where1 is in very bad condition and vacant, and 6 is ingood condition and occupied. Category 4 arebuildings which are increasingly in need ofmaintenance.

The following buildings within the conservationarea have been identified as key unlistedbuildings which contribute to its special characterand appearance:Nos 1&2 Holywells Farm CottagesNos 52 & 54 Nacton Road (formerly 1 & 2 PoundCottages)Holywells Garden Cottages, Cliff Lane

APPENDIX 1

Listed Buildings The area contains a number of Listed buildings;

Building Risk Rating GradeThe Margaret Catchpole PH 6 II*Holywells Park Stable Block 4 IIHolywells Park Orangery 3 II


APPENDIX 2Glossary of Architectural Terms

Acanthus A plant with thick fleshy leaves used oncarved ornamentation of Corinthian andComposite capitals and on othermouldings.

Bargeboards Projecting boards placed against the gableof a building and hiding the ends ofhorizontal timbers; sometimes decorated.

Bracket A small supporting piece of stone or othermaterial often formed of scrolls to carry aprojecting weight.

Canopy A projection or hood over a door orwindow.

Capital The head or crowning feature of a column.

Cartouche An ornamental panel in the form of a scrollor sheet of paper with curling edges,usually bearing an inscription.

Casement A metal or timber window with the sashwindow hung vertically and opening outwards or

inwards.

Console An ornamental scrolled bracket, normally instone or timber, usually supporting aprojecting lintel, fascia etc.

Corbel A projecting block, which may itself becarved, supporting a parapet, lintel orbeam.

Cornice Any projecting, ornamental moulding alongthe top of a building, wall, arch etc finishingor crowning it.

Cupola A dome, especially a small dome on acircular or polygonal base crowning a roofor turret.

Dentilled A series of small square blocks forming amoulding used in classical cornices.

Diaper-work All over surface decoration composed of asmall repeated pattern such as lozenges orsquares.

Eaves The lower border of a roof which overhangsthe wall.

Entablature The horizontal group of bands in classicalarchitecture that rests on top of thecolumns or pilasters and consists of anarchitrave at the bottom, a frieze in themiddle (which is sometimes decorated), andcornice at the top.

Fanlight A window, often semi-circular, over a doorwith radiating glazing bars suggesting a fan.

Fascia The horizontal board over a shop frontwhich carries the name of the shop. Can beornamental.

Finial A formal ornament at the top of a canopy,gable, pinnacle etc.

Gable The triangular upper portion of a wall at theend of a pitched roof.

Hipped roof A pitched roof without gables where allsides of the roof meet at an angle.

Jetty The projecting floor joists supporting theoverhang of a timber framed building.

Keystone The central stone of an arch or a rib vaultsometimes carved.

Modillion A small bracket or console of which a seriesis frequently used to support a cornicearranged in pairs with a square depressionbetween each pair.

Mullion A vertical post or other upright dividing awindow or other opening into two or morelights.

Oriel A bay window which projects from an upperfloor only.

Pantile A roofing tile of curved S-shaped section.

Parapet A low wall protecting the edge of a roof.

Pargetting Exterior plastering of a timber framedbuilding usually modeled in designs.

Pediment A low pitched gable above doors orwindows, it may be straight sided or curvedsegmentally.

Pilaster A shallow pier or rectangular columnprojecting only slightly from a wall.

Porte-Cochêre A porch large enough for wheeled vehiclesto pass through.

Portico A roofed space, open or partly enclosed,forming the entrance and centre piece ofthe façade, often with columns and apediment.

Quoin The stone blocks on the outside corner of abuilding which are usually differentiatedfrom the adjoining walls by material, texture,colour, size or projection.

Rusticated A surface or face to a wall with roughsurfaced masonry blocks having bevelled orrebated edges producing pronouncedjoints.

String course A continuous projecting horizontal band setin the surface of an exterior wall and usuallymoulded.

Stucco Plasterwork

Terracotta Fired but unglazed clay, used mainly forwall covering and ornamentation as it canbe fired in moulds.

Tripartate Made up of three parts.

Venetian A window with three openings, the central Window one arched and wider than the others.

Voussoir A brick or wedge shaped stone forming oneof the units of an arch.

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Documents

HOLYWELLS PARK CONSERVATION AREA APPRAISAL AND … · Scale 1:4150 Holywells Park conservation area. ... detailed architecture and original interior make it outstanding among surviving