Former RAF Coltishall

North Norfolk District Council, in conjunction with Broadland District Council has produced a draft Conservation Area Designation report for the former RAF Coltishall base and associated residential areas. Both Councils are now seeking the views of local people and other interested parties, prior to a formal decision on Conservation Area designation.

A Conservation Area is ‘an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’.
 
The purpose of the Conservation Area Designation report is to:

1. Define and record the special architectural and historic interest of the former RAF Coltishall site.
2. Provide guidelines for the protection, enhancement and management of the proposed Conservation Area.

RAF Coltishall has a unique place in history, both locally and nationally. It also provides a fascinating insight into changing technology, innovation and global conflicts. As such the former RAF base serves as a ‘living’ historical footprint. The role of the Royal Air Force through six decades of operation can be tracked. Moreover the relationship of the base to the lives and livelihoods of local people can be clearly distinguished.

Justification for Designation Key Factors:-

• The only major Battle of Britain airfield to have remained in continuous military use, representing the complete development of the RAF.
• Buildings and structures of architectural and historic interest
• Scheduled Ancient Monument Blast Walls and 'Spitfire Pens'.
• Large scale buildings of clearly defined groups and development ages.
• High quality landscape design and balanced mix of hard and soft grain.
• Imposing and striking views throughout and across the base
• Unique military graffiti in Hangars.
• The relationship between buildings and RAF hierarchy and social structure.
• The historical importance of RAF Coltishall's impact on events and conflicts throughout its operational use.

Key Management Issues

Of the hundreds of military aviation sites that were in use in the period up to 1945, comparatively few survive in a recognisable form. The former RAF Coltshall is a rare example. However this does not preclude any change or new development. The adaptation of existing buildings and the construction of any replacement buildings may be necessary to ensure the future viability of the site as a whole. To find the right balance between change and conservation requires a clear and accurate definition of the site's special interest. It also needs a good working partnership between the owners and the various statutory agencies or private interests responsible for the site area. The Conservation Area designation report seeks to achieve this.  

In terms of future management and control of development the following issues have been identified:-

• The retention and management of ‘green spaces’ and ‘vistas’.
• Need for the siting and design of new or replacement development to reflect the historic context and prevailing character of the site.
• Need for careful consideration to be given to the demolition of any buildings.
• The condition of vacant buildings and related risks.
• The affect of sub-division of site ownership and need to ensure a cohesive site management.
• Need to prevent inappropriate alterations to existing buildings and structures.
• Need to consider carefully alterations to ‘hard’ and ‘soft landscaping’.
• Need to adopt a list of Buildings of Local Interest.
• Need to carefully consider the role of woodland and trees in the landscape and the setting of the site.
• Need to protect the setting of the key features such as the water tower and the control tower.

In fulfilling its duty to protect areas of special architectural and historic interest, the two Councils have no desire to stop all development. They would merely seek to manage change in a sensitive way, to ensure that those qualities which warranted designation are sustained and reinforced, rather than eroded.

The site of the former RAF Coltishall is a special heritage asset and its protection and re-use can be both a fitting tribute to our heritage and a future opportunity for community benefit.

1. Further Planning Controls
   Conservation Area designation introduces a general control over the demolition of unlisted buildings, the display of advertisements, and the lopping or felling of trees. It does not, however, control all forms of development. Some changes to family dwelling houses (known as ‘permitted development’) will still not require permission.
2. Protection of special architectural interest
   Currently the base has no Listed Buildings or Building of Local architectural or historic Interest. This leaves structures of architectural or historic merit at risk from unsympathetic alterations which could have an adverse impact on their character or appearance. The Councils will identify and endeavour to protect those buildings which are of special interest.
3. New Development
   Any new development must comply with the wider planning policy framework of the respective Local Planning Authorities. It would also have to respect the prevailing character of the base area and its special features as well as being of good design quality.
4. Landscaping
   The original landscape character of RAF Coltishall could easily be eroded by piecemeal changes. It is therefore desirable, particularly in a designated Conservation Area, to maintain a consistent and sensitive approach to all elements of the landscape. Prior consultation with the relevant Councils will be vital in order to ensure any new planting schemes are carefully designed and located in order to respect the prevailing character of the base.
5. Development opportunities
   The Councils will actively encourage appropriate re-use of empty buildings as well as encouraging a general level of good maintenance of existing building and properties.

• view and download the draft designation report by clicking above

Comments can be made -

• by e-mail to conservationanddesign@north-norfolk.gov.uk;
• by making a comment online at: http://consult.north-norfolk.gov.uk;
• by telephoning the Conservation & Design Service on Tel. No. 01263 516165;
• in writing to: Conservation, Design & Landscape, North Norfolk District Council, Holt Road, Cromer, Norfolk NR27 9EN.
• by visiting the one-day exhibition (10am-5:30pm) and attending the Open Meeting to be held on Wednesday 4th August at St. Edwards Community Church, Tunstead Road, Scottow at 6:30pm. 

The consultation period runs from the 19th July – 16th August 2010. Please ensure all comments are sent before the closing date to ensure they are considered.