Proximity to Cavick House Grade I listed building

Cavick House is a Grade 1 listed building (listing 29/12/1950) and therefore of exceptional interest and national importance. The value of its setting is reflected in the Grade 2 listing of all the nearby buildings and walls, including Cavick House Farm, that make up this early Georgian Farming Estate unique for Wymondham as it has all its original buildings intact.

The historic importance of Cavick House and its site is not in doubt. William D'Aubigny, the founder of Wymondham Abbey (1107) had a house on the site, which has been occupied since Saxon times. The HELAA December 2017 assessment guidance section 5.6 page 6 states that a 400m buffer was used to "alert those assessing sites to the presence of historic environment assets". Cavick House and its setting seem to have been ignored in both the submission and the desktop review.

Historic England's guidance on the "Setting of Heritage Assets" sets out clearly the full considerations to be taken into account by planners. The wider setting of Cavick House and its historic estate are essential to understanding its important role in the heritage, history and development of Wymondham. There is no reflection of this, thus far, in the site review comments.

National Trust Covenant

The previous owner of Cavick House, Sybilla Jane Bailey, granted a covenant to the National Trust over Cavick House in July 1955, set out as follows:

"All that capital messuage or mansion house known as Cavick House with the gardens, farm buildings , lands and heriditaments occupied or held therewith containing 118.362 acres or thereabouts situate in the Parish of Wymondham in the County of Norfolk".

This covenant is still in force. Beyond the inclusion of much of Cavick Farm to the north and west, it also extends south across Cavick Road, east to the River Tiffey, west to Bradmans Lane and south to Preston Avenue. (image attached).

Wymondham Town Conservation Area

In 2012 the Conservation Area was extended beyond the boundaries set in 1974 to include Cavick House. The Appraisal and Management Plan said of Cavick:

The ancillary buildings, structures and landscaping to the house, with the barns and farmhouse to the north, combine to create one of the most significant groups of historic buildings in the district.

The inclusion of the core of the Cavick Estate confirms its importance as an essential component of Wymondham's heritage and the intention of the Town and South Norfolk to ensure its future protection.

Historic Environment and Local Heritage

The area to the west of Wymondham has retained its historic character. Development to the west was effectively halted by the building of Wymondham Abbey leaving farming as the major activity. Cavick House, Dykebeck Farm, Wicklewood Old Hall, Gonville Hall and Burfield Hall are all evidence of the pattern of use and husbandry. The western access to Wymondham and its Abbey has remained largely unchanged since before the dissolution of the Abbey in the 1530's.

The present, largely unchanged configuration and landscape are valuable in understanding the development of Wymondham's heritage and the key role of the Abbey and post dissolution landowners in shaping the enviroment.

The Kett brothers owned land to the west, Cavick and Gonville in particular. The visibility and awareness of the historical importance of Ketts rebellion is increasing. The recent novel by the best selling author C.J Sansom, Tombland, contains a detailed description of the events around the rebellion and their settings, including Wymondham . There is no doubt that it will attract further visitors to Wymondham.

The Mid Norfolk Railway's Abbey Halt on Cavick Road draws considerable numbers of visitors and is a valuable and important heritage asset, known nationally. The Egg Shed and Café at Cavick House Farm are now an established feature, used by increasing numbers of residents and visitors.


Environmental Considerations

The proposed submission for this site offers up the water meadows opposite Cavick House towards the river Tiffey and other land totalling 15ha as a public open space is not within the gift of the landowner, given the restrictive covenants that apply. Further, the water meadows are of high environmental interest, as has been confirmed by the interest and engagement of the Norfolk Wildlife Trust. They need environmentally sensitive management. The opening up of these meadows as open areas for public use would inevitably lead to the destruction of important natural habitats for plants and wildlife.

The Atkins letter of submission for site 0354 dated 14 August 2017 talks to the views of Wymondham Abbey as a consequence of the proposed development. It only considers views from one direction - from Bradmans Lane to the west. It does not take into consideration the views from Cavick House, nor those of other residents, including Crossing Cottage and Cavick Cottages, The Beeches. There is a dip from the ridge line of the western Tiffey valley on Bradmans Lane as it descends Cavick Road. Any housing development to the east of Bradmans Lane would create a sequence of roofs and, possibly, upper windows that would overlook all the above properties, diminishing and damaging current views towards the proposed development.

The proposal to turn some of the fields into an open space would change the views from Cavick House and impact negatively on the overall settings of both Cavick and the Abbey. The arguments put forward that existing trees provide a screen outside the development are wholly specious and at odds with the irrevocable nature of the proposed development.

Increased vehicle movements from the proposed settlement and the proposed disappearance of Bradmans Lane, subsumed into the development, would create intolerable pressure on Cavick Road as an access point to the Abbey and historic centre of Wymondham from the west. Cavick Road is narrow without room for two vehicle passing as it approaches Bradmans Lane, with a blind bend at Cavick Cottages. It is not suitable for widening. This would destroy its historic pattern, present look and feel, adversely impact on the natural environment, be in contravention of the various covenants that affect it, adversely affect air quality and increase traffic noise .

The night sky to the west of Wymondham is clear and visible, largely unaffected by the light pollution of the settlements to the east. The proposed development would destroy this.

Community Leisure Resource

Recent years have seen a marked rise in the number of residents and visitors using this side of Wymondham for leisure purposes.

Cavick Road, Dykebeck and Bradmans Lane represent a significant leisure asset for Wymondham, which, with over 2000 new homes already planned under the Local Development framework, is facing a rapidly growing demand for leisure provision.

Taken with the Tiffey riverside walks, the use of the riverside for outdoor events in the summer, the draw of the Mid Norfolk railway and the Egg Shed and café at Cavick House Farm this is an important area for Wymondham drawing visitors beyond the historic town centre to enjoy and explore with access to open country side and historic buildings which enhance and enjoyment and understanding of Wymondham's rich heritage. The proposal for the provision of "open spaces" on the eastern side of the site for the use of residents and visitors is inconsistent with the existing use and enjoyment of this approach to Wymondham. Far from enhancing the provision of leisure assets the proposals would diminish them and create permanent damage.

Site 0354 would encircle the western approach to Wymondham, remove Bradmans Lane and, effectively, convert the extension to the town conservation area into an oasis. The limitations this would place on leisure use would be profound at a time when the significant existing planned growth will increase demand for local leisure resources.




In summary, development on this site would adversely impact the setting of Wymondham's heritage, breach existing protective listings and covenants, diminish leisure provision for residents and visitors and create permanent environmental damage.