KING’S LYNN CIVIC SOCIETY
ANNUAL REPORT 2012-2013
www.kingslynncivicsociety.co.uk
Cover picture
Lynn News photograph
On a bitterly cold day in March we showed MP Henry
Bellingham some of the empty rooms above shops in the High
Street that could be used to provide flats for the benefit of
landlords, people looking for a home, the borough council and
the town. With the MP, from left, are the Civic Society’s Helen
Russell-Johnson, Alison Gifford (Chairman) and Liz James. See
story on page 14.
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King's Lynn Civic Society Annual Report 2012-2013
King's Lynn Civic Society
Annual Report 2012-2013
Chairman’s report
by Alison Gifford
It’s been a good year for the society – with a few local
difficulties. Sally Smith gave hours, weeks, months and
probably years to the Civic Society and she was finally able to
retire in October when Anne-Marie Sutcliffe came forward to be
our new secretary.
Sally was adept at keeping several balls in the air at once
and knowing where each one was. Anne Roberts reminded me
this evening how Sally kept an ear out for speakers for our
lecture programme whenever she was out and about.
She
brought some good people onto the committee who are still
doing sterling work, and to the media she was ‘The Civic
Society’. She is still unloading all the paperwork from her loft I
believe. But welcome to Anne-Marie, who will admit she is not
ideal as she is away for several months of the year. However
she has been pretty good so far.
It is always sad when old friends and committee
members cannot carry on and so Dennis Parsons will not be able
to stand again as he has not been well. I especially want to
mention the coffee makers and washers-up at our lectures and to
thank them. Do stay after our talks for a chat with the
committee and members. Jean Tuck sorts all this out with her
usual efficiency and as vice chairman is always a reliable
sounding board.
It is only through the hard work of the executive
committee that we keep going. Colin Johnston and Ken Hill are
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not standing again as they want to be free to do other things and
they will be really missed. Years of loyal hard work for the
improvement of this town is their legacy. We need more
committee members. So please think about joining us or
nominating someone. You will find our new membership form
in this package – give it to someone you know to join us.
You will recall how concerned we were by the first
Heritage Lottery Fund application to open up the Town Hall,
Regalia Room, Archives and Gaol House. Of course we support
this aspiration but the plans were far from what we felt would be
good for that building and the town. I was called to a scrutiny
committee at the borough council to give evidence. That
application was finally turned down by the HLF. The new
scheme, which took into account all of our concerns, was so
much better. This has now been given the green light at stage
one, so things are progressing. Sometimes it is hard to be
against ‘good’ things. But if we stick to our ideas the
consequent discussions, occasionally heated, make for much
better outcomes.
We supported the Townscape Heritage Initiative and that
has succeeded to the next round. This will improve the south
end of town around St James Street with grants offered to
residents and business owners to improve their properties.
We had three meetings about the planned refurbishment
of the Tuesday Market Place. So many of our ideas accord,
although we would like to see proper trees planted in suitable
places rather than large planters. The thoroughness with which
each part of the plan has been formed has been instructive and
this wonderful historic space will be much improved.
The cover picture shows our MP, Henry Bellingham,
viewing the empty flats above the shops in High Street. He was
most enthusiastic, and will bring this deplorable waste of living
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King's Lynn Civic Society Annual Report 2012-2013
space, which is the same in every town, to the attention of the
appropriate minister in a parliamentary question.
Colin Johnston tells you about our long campaign and
support for St Nicholas Chapel and its medieval doors. Do go to
see them – they look wonderful. The society is financially very
sound thanks to our treasurers over the years, and it is right that
we support local appeals and heritage projects when we can.
See page 6.
The hardest working sub-committee is the one that deals
with planning. Applications are assessed with knowledge and
care. Letters to the borough planning committee or officer are
always gratifying to read, as the arguments are so well made.
Liz James writes about the local list. Members will
recall the really interesting talk and slide show she gave to the
society about our special buildings and features that are not
listed. Page 9. Anne Roberts again presented a programme of
talks over the winter months that had interest and variety. The
Vaughan Williams evening was memorable. Miss Savage
Moves House attracted a good audience, and some members
joined Helen and Anne-Marie on a visit to see the house in
Wells-next-the Sea.
The Buildings at Risk sub-committee have had regular
meetings and a few bottles of wine which are needed to prevent
depression when we talk about Purfleet House again and how
this eyesore situation can be remedied. But it is enforcement
which is needed. We do feel the council should be more active
and use their powers with Compulsory Purchase Orders if
appropriate. With house ownership come responsibilities –
especially if it is listed or in a conservation area.
Finally, thank you to everyone who helped with Heritage
Open Day in September last year. We had a lovely sunny day
and a great atmosphere. Lynn opens up more buildings and has
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more activities that any similar sized town in the country. The
2013 HOD date is Sunday 15th September.
West doors, St Nicholas Chapel
by Colin Johnston
On the 17 March we were delighted to attend the official
opening of the restored west doors to St Nicholas Chapel. The
Bishop of Lynn gave his blessing to the doors, accompanied by
a rousing song from the Festival Chorus.
The initiative for this project came from Sir Donald
Insall, who gave the Festival lecture in 1991 and kindly donated
his fee as a start towards a fund for the restoration, having
noticed their very poor condition. Since then we have been
pressing the Churches Conservation Trust to start the work.
The Trust commissioned research on the many layers of
paint and preservative and found that one of the earliest layers
was red and green and it was likely that these colours had been
on display for many years until the 1700s. The Trust therefore
decided to use these colours on the restored doors after repairing
or replacing areas of simple moulded joinery.
Our Society topped up the money donated by Sir Donald
(to which interest had accrued over the last 21 years) to make a
total contribution of £1000 towards the cost of the scheme. I am
delighted with the result and hope that others will be able to
admire it for very many years to come.
Our Society has also given £1000 to the appeal by the
Friends of St Nicholas for the ambitious renovation scheme for
the chapel as a whole. This will include re-roofing, the
installation of kitchenette facilities, toilets and heating. Besides
preserving the fabric of the chapel from further deterioration, it
will encourage more use to be made of this wonderful building.
The application for a large Heritage Lottery grant has recently
been approved, so the project should get started later this year.
We wish it every success.
th
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King's Lynn Civic Society Annual Report 2012-2013
Medieval colours can be startling
In June we took part in the “Festival of Angels” in the
Chapel, which was organised by the Friends of St Nicholas as a
fund-raising event. Several committee members got together to
construct an original and stunning angel, which stood alongside
a large number of other angels made by various organisations in
the town. The weekend was great fun and raised a significant
sum for the restoration appeal.
The planning year
by Helen Russell-Johnson
The last twelve months has been as busy as ever for the planning
sub-committee who have sifted through about ninety planning
applications. Those scrutinised and commented upon varied
enormously in size from the very large West Lynn Care Village
and Majestic Cinema extension to the very small. All are
important.
The Civic Society has been influential in modifying the
design of the care village across the river by commenting at
various stages of the planning process. Our aims were to press
for a varied skyline and spaces through which St Peter’s church
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could be seen from the South Quay. The result is not perfect
but, as development on that site was inevitable, we believe that
we have made a difference and the design that has been passed
is certainly better than the original.
The Majestic planning process was managed in the best
possible way. The owner discussed his plans and negotiated
with the council in advance with excellent results. The Civic
Society was asked to comment before the plans went to
Conservation Areas Advisory Panel (CAAP) for the last time.
Smaller elements of the plans we commented on were the usual
advertising signs, window replacements and changes to the
interior of the listed building.
There have recently been three applications for houses
and flats to be built in or near the town centre. Firstly the land
behind 97 Norfolk St – the demolition of outbuildings and
building a terrace of five two-storey town houses with no
parking spaces. Of immediate concern was the fate of the tiny
1860s carrstone gatehouse with a quatrefoil. This building had
very cleverly not been shown in the application photos, but an
immediate email to Pam Lynn alerted her to our concerns before
we put in our response.
A member of the public sent in
comments before us and the outcome has been positive. The
little gatehouse will now be incorporated into the design.
The second application for housing is the former
Coggles building on London Road. These plans show a great
density of housing, with parking for only half the flats/houses
and no secure cycle storage.
The third recent application is the regeneration of Zoots,
the site of the old Pilot Cinema. This is a difficult site beside a busy
road, with an electricity substation to the rear and the uninspiring
view of the Chinese restaurant on the side. This again showed
great density, 28 flats and houses. It also had too few parking
spaces and no secure cycle storage.
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King's Lynn Civic Society Annual Report 2012-2013
We all want regeneration of brownfield sites, but a lack
of dedicated parking in the plans presented seems to be a
constant theme.
A completely different type of planning application was
made by Norfolk County Council, for advertising on the
roundabouts at the entrances to King’s Lynn. Needless to say
the adverts were up before the planning application went in.
Permission was refused and they are still in situ whilst the
application goes to appeal.
Would you like to help?
The planning sub-group needs some more help. If you are
interested and have common sense please put yourself forward
at the Annual General Meeting, or at any time. We would love
to hear from you.
A Local List for King’s Lynn
by Elizabeth James
The draft Local List (originally called the Buildings of Local
Interest List) is at time of writing approaching an important step
forward: on 14th May it will be discussed and assessed by a
panel of experts. This stage is usually carried out by the local
authority after the process has begun of adopting the list into
official policy. However the Civic Society offered to take on
the organising of this part of the process, so that when it leaves
our hands it has already been “vetted” by outside informed
opinion.
We are extremely appreciative that all those approached
to be part of the panel accepted our invitation, which involves a
commitment of their own time, to study our findings and to
come together on the day to discuss them. Six panel members –
Dr Bill Wilson, Nick Balaam, John Selby, Adrian Parker, Roger
Edwards and Richard Waite will be looking out for architectural
significance in particular.
Dr Wilson was part of the panel for
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the Norwich Local List and it was John Selby of course who
suggested the society take this project on.
They will be joined by Dr Paul Richards who will be
advising on the local history aspect of the properties we have
listed, especially where this counters a lesser status in
architectural interest.
There is also a modest number of
heritage assets of potential archaeological interest on the list, but
these are being assessed separately by Dr Ken Hamilton and
colleagues at the Historic Environment Record at Gressenhall.
By the AGM this event will have taken place and I hope
to be able to report on the results later. But I would like here to
thank everyone who has been involved in the Local List project
in any way during the four years we have been working on it.
Conservation Areas Advisory Panel
by Ian Price
CAAP is a body that meets monthly under the chairmanship of
the Borough Council’s Conservation Officer (Pam Lynn) to
discuss and advise on planning applications within any
conservation area within the borough which have been referred
by planning officers. The panel may also be invited to discuss
pre-applications where developers are seeking advice prior to
making a formal application.
During the year the panel reviewed a total of 38
applications or pre-applications, of which 13 were concerned
with the King’s Lynn Conservation Area or sensitive sites
adjacent to it.
Two of the applications came up for
consideration on more than one occasion, so in fact nine
different sites were involved as listed below.
The upgrade of HILLINGTON SQUARE.
Refurbishment of HANSE HOUSE (was St Margaret’s House).
New house on PURFLEET QUAY adjacent to Ouse House.
Convenience store at EBBS FIELD (next to level crossing) This
came round four times before an acceptable plan was presented.
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King's Lynn Civic Society Annual Report 2012-2013
Houses and flats behind 97 NORFOLK STREET. This came
round twice and included a change to retain an old Victorian
gatehouse. This followed comments by Julian Litten and this
society before the second application reached the panel.
Proposed dwelling at 29 CHURCH STREET.
CARE VILLAGE at West Lynn.
Twenty-five flats on the old COGGLES site, 44 London Road.
Twenty-eight affordable homes on the site of ZOOTS NIGHT
CLUB, for Freebridge Housing.
Large or small, such developments are discussed in
detail as to their suitability within the built environment. The
panel considers scale, design, location and aspect in making its
recommendations. The panel is not always united in its views,
in which event a majority opinion is recorded as a conclusion.
In many cases the opinion of the other panel members
are the same or similar to the views expressed by the Society’s
Planning Group, which can add weight to the final decision
made by the planners in determining the outcome.
Buildings at risk
by Ken Hill
Our sub-committee was encouraged during the year by the
borough council serving a Compulsory Purchase Order (CPO)
on London House, East Rudham, and passing it on to new
owners who are doing it up.
CPOs allow the council to insist a negligent owner sells
a property at the market price to the council, which then sells it
on to a new owner willing to take it on for restoration/re-use. It
takes time, of course, because the procedure allows the negligent
owner time to do something positive with the property before
the CPO comes into effect. But it doesn’t tie up much council
money, because the system only works when a prospective
buyer has been found, to reimburse the council.
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West elevation of Purfleet House
A second CPO has now been served, on the Manor
House in Methwold.
The society had a talk a while back from a council
officer from Great Yarmouth, where the CPO scheme has been
used to bring a large number of properties back into use.
Now that the process is becoming familiar to our
borough council, we hope that it will speed up the frequency of
serving CPOs, so that many more of our neglected buildings can
be brought back into use. The borough is a big one, so the
council is obliged to make a priority list from the large number
of neglected buildings over its wide area. Some King’s Lynn
properties are on this list, but not near the top.
The society will continue to do what it can to try and
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King's Lynn Civic Society Annual Report 2012-2013
persuade the borough to tackle the ‘flagship’ of King’s Lynn
buildings at risk, Purfleet House. There is at least one buyer
keen to acquire it – King’s Lynn Preservation Trust.
A quarter of a century is long enough for anyone to
decide what to do with an important listed building in such a
prominent position in the town. And to do it.
Civic Society visits
by Anne-Marie Sutcliffe
Helen and I have found it quite difficult to arrange trips that can
attract sufficient numbers to make them viable, but we seem to
have found a formula that works, at least for the moment.
A long day trip to Windsor and Eton planned for the
autumn had to be cancelled for lack of interest, and even the
usually popular Christmas market visit went ahead at a loss. The
problem is the cost of coach travel, which has inevitably risen,
and no doubt the wider economic situation also plays its part.
The day at Lincoln Christmas market was crisp and very
cold, but much enjoyed by all those who came, and we plan
another Christmas market for next winter. We recently had a
very successful visit to Ware Hall House, following on from
Christine Adams’s engaging lecture last year on the house her
aunt moved from Cambridge to Wells. Members seem to
appreciate the format of local days out for an organised and prebooked visit, with the option to drive or use public transport.
With that in mind we have arranged a guided tour of the
Houghton Revisited exhibition on Tuesday 6 August. The
details are enclosed with this annual report. Tickets have been
selling very fast for this unique exhibition, which has had plenty
of press coverage even before it opens. The maximum size for
our group is 30.
We have drafted plans for two three- or four-day tours,
one to Derbyshire and another to Shropshire. Finalising details
is very time consuming and we are reluctant to do this unless we
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can be sure of sufficient interest. So do please let either of us
know what you would like to see, where you would like to go,
or just whether you are happy to take the odd day trip with the
costs kept to a minimum.
Anne-Marie Sutcliffe 01485 528463
Helen Russell-Johnson 01553 661293
Henry Bellingham MP sees the town’s empty rooms
by Helen Russell-Johnson
Following last summer’s Civic Day event highlighting the
number of empty upper floors in High Street, the Civic Society
was invited to attend an ‘Empty Homes Forum’ at the Town
Hall in the autumn of 2012. We took along our displays and
talked to as many people as possible including Freebridge, our
local social housing provider.
As a result of this I persuaded Tony Hall, the chief
executive of Freebridge, to approach the owners of two
properties in High Street with a view to reclaiming unused upper
floors into flats for social housing.
There is government (taxpayers’) money available to
assist this to the tune of £6,000 per flat. One building was
almost certainly owned by a consortium with a large property
portfolio, the other was an individual absentee landlord living in
the north. Both buildings already had an entrance separate from
the shop itself. In the event Tony Hall chose to focus on just
one property. The task of finding out who the correct person to
contact was done with the help of the council. So far I have not
heard the outcome of this approach.
The approach to Freebridge was followed by a letter to
Henry Bellingham inviting him to have a look at High Street
with the Civic Society. He accepted and came on 22nd March,
a bitterly cold day.
We also invited and were accompanied
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King's Lynn Civic Society Annual Report 2012-2013
throughout by a senior reporter from the Lynn News and a
photographer, and most of you will have seen the resulting
spread over two editions of the local paper. Henry Bellingham
was shocked to see the extent of the unused space in the town
centre and plans to involve the housing and business ministers to
develop incentives for landlords to convert unused space over
shops to residential use.
Persuading landlords to do this will be extremely
difficult. All the buildings we pointed out to our MP showed
evidence of lack of maintenance of the upper floors, roof and
guttering.
Conversion will inevitably involve serious
maintenance costs to make the upper floors useable. It appears
that little importance is attached to upper floors by many owners
of retail property in our town. An illustration of this is the
recent sale at auction of a High Street property with ‘second and
attic floors unseen’. Would you buy a building with two floors
unseen? The building sold for £375,000 and brings in a retail
rental of £30,000 annually. Clearly this is all that matters.
If flats are made above the shops they will inevitably be
without a parking place. Not everyone requires a parking place,
but there are private car parks behind King Street that are never
full. There is scope to negotiate rental of some spaces to
residents of the town centre. There is also council-run long term
parking available at Common Staithe.
Henry Bellingham was due to see Tony Hall a few days
after our meeting with him. Let’s hope that with Freebridge, the
Borough Council, the Civic Society and political clout we may
be able to improve the High Street and reduce the social housing
waiting list a little. The aim is to provide one- and two-bedroom
flats for the physically fit. We live in hope.
King's Lynn Civic Society Annual Report 2012-2013
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King's Lynn Civic Society
Registered charity 298916
Website: www.kingslynncivicsociety.co.uk
Emails: info@kingslynncivicsociety.co.uk
President: Desmond K Waite MVO
Vice Presidents:
Heather Bolt, John Van Dyke
Chairman: Alison Gifford
Vice Chairman: Jean Tuck
Secretary: Anne-Marie Sutcliffe
Treasurer: Ian Price
Membership Secretary: Margaret Worledge
Principal address: Mulberry Coach House,
The Green, East Rudham PE31 8RD