Nocton Hall - grounds and gardens

Nocton Old Hall (- 1834)

Henry VIII, his fifth wife and his Royal party visited Nocton and stayed over night with young Sir Thomas Wymbishe and his attractive wife Lady Elizabeth Tailboys of Kyme. It is said that the large chestnut tree near the North main entrance was planted by Katherine Howard on 13 October 1541 at the behest of Lady Wymbishe and years later the tree was supported by props to stop it collapsing from its own weight.

N.B. As the Horse Chestnut was only introduced to the UK in the late 16th Century, this seems rather unlikely.

Plate 1: Chestnut tree

[photo taken 3 Oct 2011]

In 1672, Sir William Ellys called in the best professional architects and set about adjusting and enlarging his home to become one of the greatest houses in England. On the park wall to the west, opposite the hall, to provide a balanced view he had constructed the face of a Jacobean house into the wall (now known as 'The Pheasantry'). He extended the house through the wall to provide an eating house for travellers who cared to call. There were even tankards of ale, marked 'Nocton Hall' to complement the meals. A large pathway was constructed between the hall and this building to allow his staff to deliver the meals and ale each day without getting wet underfoot.

Plate 2: 'The Pheasantry'

[photo taken 29 May 2010]

It was Sir William Ellys who made substantial alterations to the parkland and estate. Large areas were  planted with oak, ash, lime and good quality hardwoods. This development provided Nocton with a landscape of incredible beauty. Snowdrops, bluebells and lilies of the valley grew in abundance, spreading as each season passed. In May, the scent of the flowers, wafted by a gentle breeze from the woods, gave a satisfaction that made one feel good to be alive. It still does even today.

Plate 3: Snowdrops in profusion

[photo taken 20 Feb 2014]

In mid winter on 29 Dec 1767, the Hobarts entertained at the Hall. Lanterns were festooned from the trees on the drive through the park adding a romantic touch for the arriving guests. It was George Hobart  who conceived the idea of planting a lime avenue to the eastern side of the hall. The trees were double planted and the avenue was about a mile in length towards the horizon. In time, these trees developed a canopy providing a fine feature in the Nocton landscape and Hobart further altered and remodelled the gardens and grounds.

Plate 4: Lime Avenue - east side of Nocton Hall

In 1773, St Peter's Church which stood only a few yards from the Hall, was completely demolished and rebuilt on the site of the current All Saints Church. The original graves and headstones are still in situ buried in the raised mound, just south west of the current Nocton Hall.

Plate 5: St. Peter's Church - North view, from a water-colour sketch
by Miss Louisa Charlotte Hobart B: Feb 1826

On 28 April 1827, Frederick John Robinson became Viscount Goderich of Nocton. Frederick and his wife, Lady Sarah Albinia Louisa Hobart, had a devoted love for Nocton which she had inherited on her father's death. There is a charming letter dating from the early years of the Robinsons' possession of Nocton Hall, which conveys the affection they had for the place.

Frederick Robinson writes to his mother on 6 December 1818: "We have certainly been very alert in all our improvements, and notwithstanding the shortness of our stay here, we have contrived to get as many irons into the fire as can well be managed at once ...  Sarah ... is become one of the first rate gardeners; and altho' undoubtedly by no means knowing in the botanical part of that science, she directs the proceedings of the gardener with all the airs of lengthened experience. How far this may result from my having recently become a member of the Horticultural Society, I cannot pretend to say, but the fact is undeniable & excites the utmost astonishment in all her ancient friends."

Concerning the gardens, The Lincoln and Lincolnshire Cabinet criticizes the' infant avenue of elms' in front of the house for being old-fashioned, at a time when axial planning in garden design was anathema. No doubt the elms were planted to replace 'the avenues rooted up' which Torrington had observed in 1791. It is likely that the avenue was replaced by the Robinsons.

[N.B. Lincoln and Lincolnshire Cabinet for 1828, 8. The avenue in question does not appear on an estate plan of 1809, in the possession of Mr Christopher Howard, which was prepared in the time of the Fourth Earl of Buckinghamshire (d.1816). It is not plotted on Greenwood's Map of Lincolnshire of 1830 (based on surveys of l827 to 1828), but it is on Bryant's Map of Lincolnshire of 1825 to 1827]

After the Viscount resigned from office, he was created Earl of Ripon on 13 Apr 1833. Just over a year later, Nocton Old Hall sadly succumbed to fire on 15 Jul 1834 and all that remained was a shell.

Plate 6: Nocton Old Hall (West elevation)

from a drawing by D Jewett

Plate 7: A.W.N. Pugin pencil sketch of the ruins of

Nocton Old Hall, 1834 [Lincoln Cathedral Library, Willson Collection]

The 'new' Nocton Hall (1841 -)

The foundation stone for the current Grade II Listed Nocton Hall was laid on 26 Oct 1841.

Plate 8: Nocton Hall Foundation Stone - laid 26 Oct 1841

[N.B. The inscription is in Latin, but reads in translation:

"This house was founded in about 1530 during the reign of Henry VIII. Enlarged in 1680 by Sir William Ellis. Then George Buckingham finally received it in 1780. Robert Earl of Buckingham's daughter married Frederick John, Earl of Ripon. Fire destroyed the house in about 1830 and another was built in the same place in 1841."]

The architect was a William Shearburn of Dorking (a Nocton born lad) and it was his father, Joseph (a joiner on the estate) who oversaw the building work. It is written that Sir George Gilbert Scott, one of Sarah's close friends, graciously offered his services free and acted as an advisor to William Shearburn. It took ten years to complete.

Not only was a new Hall built, but a new church was constructed - All Saints Church - designed by Sir George Gilbert Scott in the "Gothic Revival" style - after demolishing the second St Peter's Church.

Much of the surrounding woodland was carpeted in snowdrops, wild garlic and daffodils.

It was the first Marquis of Ripon, George Frederick Samuel Robinson, who planted the evenly spaced Wellingtonias  bordering the driveway to Nocton Hall in 1887, just three years after his return from India where he had completed four year as Viceroy.

Plate 9: Wellingtonia - Nocton Hall

[photo from 1998]

It was also in 1887 when the famous West lawn of Nocton Hall (now scrubland with saplings), was used by the Marquis to hold a political meeting attended by over 10,000 of his Liberal supporters from all over Lincolnshire. He gave his speech from the garden steps which gave a suitable elevation for his address.

Plate 10: View of the W elevation showing the garden steps

from where the Marquis addressed his Liberal supporters

In the census for 1891, there is an entry for 'Nocton Hall Gardens' showing that a John Ridsdale was the gardener.

Following the sale of the Hall and estate to George Hodgson (a friend of Ripon), his eldest son John Hodgson came to Nocton Hall in 1895, to assume responsibility. It was John who constructed the extensive lake to the north of the Lime Avenue, to the east of the Hall. It was pump fed from Dunston Beck, thereby making it possible to stock the water with trout.

Plate 11: View of the lake to the E of Nocton Hall

By the time of the census in 1901, there is no mention of John Ridsdale, but a John Montgomery appears. Too many John's for my liking!

The character of the gardens and grounds was described in a Country Life article dated 28 Sep 1901 "... it will be noticed that broad lawns and dark masses of wood, with an abundance of flowers and evergreen bushes are the chief elements in the attraction of this pleasant house... it has a modest and admirable charm of its own, and is an example of what may be accomplished by many, who may bring Nature in her most pleasing form into the neighbourhood, and invest the surroundings of their houses with some of her fairest graces."

Plate 12: 'Nature in her most pleasing form...'

John Hodgson had a great fondness for marble statues, carved in seductive poses, he placed them in various locations around the grounds. These ethereal figures used to send shivers down the spine of estate workers returning late through the avenue of trees, especially as one could never be sure where they would pop up next.

When John died and his 25-year old son Norman Hodgson took over the Hall and estate, he had these statues removed and rehoused in Nocton Hall, disapproving as he was of his father's hobby. He also set out to improve the grounds by having the flower borders enlarged and stocked with a full variety of shrubs and herbaceous plants. Rose borders were created and filled with many varieties, providing a colourful display.

Species of rhododendron were first planted by Lord Ripon on the estate, but this collection was increased by Norman to add a mass of colour to the 400-acre Nocton Wood, which was already famous in Lincolnshire for its fantastic display of rhododendrons, lilies of the valley and bluebells. There is an historic oak in Nocton Wood, thought to be a old boundary marker, called 'The Nine Brethren', so-called for its nine separate trunks.

Plate 13: Bluebells in Nocton Wood adjacent to public footpath

[photo taken 20 Apr 2017]

The head gardener however, was rarely seen tending the gardens. His penchant was to perfect the chrysanthemum. The Squire, on his daily rounds, soon noticed that the junior gardeners seemed to be doing much of the work and with several acres of walled fruit and vegetable gardens, it became a laborious hunt for said head gardener. He was finally found in the greenhouse striving to produce the finest chrysanthemum. It resulted in Nocton winning the coveted chrysanthemum prize for three consecutive years at the Royal Horticultural Hall at Westminster before 1914.

The Garden House, Coachman's Cottage, Gate Lodge, orchards and walled gardens in the grounds of Nocton Hall were all to be included in the forthcoming sale of the estate to William H Dennis and Sons of Kirton in 1919. There is a fine memorial to Evangeline Brewster Dennis, wife of one of the Dennis family in the churchyard of All Saints Church.

Plate 14: Old fruit trees with walled garden in background

[photo taken 3 Oct 2011]

With the passing of Nocton Hall and gardens into corporate ownership, one can only presume a gardener and his assistants continued to maintain the grounds during its time as a convalescent home for wounded American soldiers. The 1937 Prospectus for the Boys Preparatory School mentioned: "The House is surrounded by beautiful lawns and private walks and approached by a long drive from the Lodge gates..." However, there is evidence that as time went on, especially during the period of WW2, there appeared to be a slow and inevitable decline.

It was only when the Air Ministry took over responsibility in 1946 that things really improved again, with the gardens and grounds being meticulously maintained.

Walking around the woodland and grounds surrounding Nocton Hall today, you can still see the template of the private walks lined by mature trees, obscured by the neglected laurel hedging that has become much too large for its location. There is a collection of cherry blossom trees surrounding the former lawn to the South of Nocton Hall that are very impressive in Spring. You can still experience the grandeur of the large Wellingtonias and feel the soft hollow, fibrous bark in russet red tones.

Plate 15: This is how the 'Laurel Walk' on S side

of Nocton Hall used to look

Even today the grounds are well-wooded and many trees extremely fine, so much so they are under Tree Protection Orders... unfortunately though, the lime avenue to the east is no longer there, nor is the trout lake.

Plate 16: Old map clearly showing the Lime Avenue

and the trout lake

Many trees in the grounds of Nocton Hall now require attention and there are masses of saplings that need to be removed to allow more light to reach the woodland floor. However, work is long overdue to give these fine specimens the care and attention they deserve. That said, it is still a pleasant landscape in which to wander and dream what this place was like in its heyday.

Sources of Information:

• Country Homes and Gardens: Nocton Hall - The Seat of Mr J Hodgson (Country Life 28 Sep 1901)
• EJ Willson and the Architectural History of Nocton Old Hall (Author: Carol Bennett)
• Nocton – The Last Years of an Estate Village – Vol 1 (ISBN 978-1-873257-80-7)
• Nocton – The Last Years of an Estate Village – Vol 2 (ISBN 978-1-907516-13-9)
• Nocton Hall Preparatory School for Boys 6-14 Years of Age for the Public Schools and Royal Navy (1937)
• Sheila Redshaw Collection
• The Revelations of an Imp (Author: Douglas Craven-Hodgson)

Nocton Hall - a missed opportunity

New fencing

I refer to my last blog about Nocton Hall dated 27 Dec 2017.

The new panel fencing is now being erected, however I see this is being placed in the same location as the vandalised Heras wire fencing.

Vandalised Heras fencing - east side Nocton Hall

[photo taken 23 Dec 2017]

Replacement panel fencing - east side of Nocton Hall

[photo taken 30 Dec 2017]

I think this is a missed opportunity for a number of reasons. As this is a completely new installation, a more effective route for the fencing could have been considered, with ease of maintenance and security at the forefront of the mind.

It would have been easier and more visible, to erect the fencing directly alongside the main access roads of the RAF Hospital site and The Cottage Care Home, encircling the whole site of the Grade II Listed Nocton Hall.

This would have acted as a deterrent by stopping anyone accessing the waste ground to the east of Nocton Hall, the old lawn area to the south (where the cherry blossom trees are located), by protecting the old medieval church foundations/mound to the south-west side of Nocton Hall and also completely sealing off the western frontage of Nocton Hall.

Replacement fencing could have been erected on left hand side

of the concrete kerbing...

... continuing alongside the road, effectively sealing off access to the

mound covering the medieval church remains.

The new fence could have continued alongside the new barrier, then around the
the large trees leading up to The Cottage Care Home... 

... replacing the existing Heras fencing

on the north side of Nocton Hall

The benefits of this approach would have been to:

• Permit a more level, stable installation, avoiding gaps underneath the fencing
• Provide plenty of saplings and trees behind the fencing to stop it being pushed over
• Give improved sight lines along the fencing down the road, easily revealing anyone trying to gain access to the Nocton Hall site
• Avoid all vegetation which currently provides 'cover' for those attempting to tamper with the fixings and damage the fencing
• Provide clear, straight views along the road for any CCTV monitoring
• Allow more open space between the fencing and the dilapidated building, which would give better visibility splays for any CCTV to monitor unauthorised access

As you can see, despite the varying colours of panels being installed, as soon as the saplings get their foliage in Spring 2018, this will give much 'cover' for people approaching the fencing.

New fencing - east side of Nocton Hall

[photo taken 30 Dec 2017]

New fencing - east side of Nocton Hall

[photo taken 30 Dec 2017]

This is only a personal opinion of course - so it will be interesting to see how things evolve over the next few months in 2018.

Happy New Year.

The Year of the Brown Earth Dog

What will 2018 bring?

For Europe

"For the Western world, 2017 has been a year of (largely) self-inflicted chaos. Europe’s 60-year project of self-realisation faces unprecedented challenges to its ideological and territorial rationale.

While the year of the Brown Earth Dog sets the scene for more rational political exchange, this by no means implies an end to political turmoil in the EU. The dog years’ propensity for justice and innovation suggest that slow-burning social issues might come to a head."

https://theconversation.com/2018-what-to-expect-for-europe-in-the-year-of-the-brown-earth-dog-89328

For the UK

"Someone claimed to have asked their iPhone: “Siri, what’s a good metaphor for Brexit?” Siri replied with the news story of someone trying to kill a spider with a blowtorch, and burning his house down. It nicely captures Britain’s approach to the EU.

Few would deny there are problems with the EU; some of which may be as annoying as having an unwanted spider in one’s house. But there are different ways of approaching these issues, some of which may prove more drastic and costly than others."

https://theconversation.com/three-things-that-will-shape-the-economy-in-2018-89469

For Nocton

The three main projects for our local community involve building:

1. The new Cricket Club pavilion should be completed for the start of the season, as planning permission has now been granted.
2. The resubmission of the planning application for the rebuilding of our Village Hall should emerge, perhaps being granted approval this time around, enabling work to commence on demolishing the old building and constructing the new.
3. Leda Properties might finally submit their plans for developing the old RAF Hospital site and stabilising the Grade II Listed Nocton Hall, given that they have been discussing requirements with North Kesteven District Council since 2015.

Wishing you all a healthy and financially stable New Year.

Nocton Hall/RAF Hospital - screening request

More replies

I refer to my blog dated 12 December 2017 regarding the Environmental Impact Screening Request submitted to North Kesteven District Council.

You may like to know that I have had the following replies to my enquiries.  A summary is as follows:

• Leda Properties Ltd and their representatives have been receiving pre-planning 'advice' from NKDC since 2015
• Heritage Lincolnshire provide archaeological advice to NKDC as a matter of course, without having to be a statutory consultee in a planning application
• Historic England must be made a statutory consultee, where an application relates to Grade I or II* Listed Buildings, but not necessarily in a case involving a Grade II Listed property
• Both Heritage Lincolnshire and Historic England have had 'input' to the pre-planning discussions
• The screening request deadline for NKDC to respond to the applicant, has been pushed back to 02 Feb 2018

Emails received

From: Marianna Porter - NKDC
Sent: 21 December 2017 15.55
To: Geoff Hall
Subject: RE: Nocton Hall - Grade II Listed - Lincolnshire 15/0695/PREAPP and 17/1778/EIASCR

Dear Geoff,

It is difficult to comment at this stage without full details of the submission but it will be assessed within the framework provided by the relevant legislation and guidance including the Planning (Listed Buildings and Conservation Areas) Act 1990, the National Planning Policy Framework and guidance notes. The impact on the significance of designated and non-designated heritage assets will be a key consideration.

Depending on the type of development proposed Historic England may be a statutory consultee, further information can be found at https://historicengland.org.uk/services-skills/our-planning-services/charter/when-we-are-consulted/

Heritage Lincs provide archaeological advice to the Council so would be consulted on any application as a matter of course.

Best wishes
Marianna Porter

Conservation Officer
Development Economic and Cultural Services
01529 414155 Ext 28256
Website: www.n-kesteven.gov.uk


From: Steve Harvey - NKDC
Sent: 21 December 2017 15.55
To: Geoff Hall
Subject: RE: Nocton Hall - Grade II Listed - Lincolnshire 15/0695/PREAPP and 17/1778/EIASCR

Dear Geoff

Further to Marianna’s response, I can only add the following:

As you are aware, there have been ongoing discussions in relation to Nocton Hall site over the past 2-3 years, in essence to advise the owners of the level of information that will be required to support planning and Listed Building Consent applications to secure the future of the ruin.  This is an ongoing process and has involved input from both Historic England and Heritage Lincolnshire as well as other technical consultees such as LCC Highways, the Tree Officer and Consultant Ecologist.

We have secured an extension of time to 2 February 2018 to deal with the screening request which has recently been submitted.

Kind regards,
Steve
 
Steve Harvey
Area Planning Officer
steve_harvey@n-kesteven.gov.uk
www.n-kesteven.gov.uk
01529 414155 ext 28111

Supplementary Information

The National Planning Policy Framework (NPPF) introduced a new concept of a Local Green Space designation. This is a discretionary designation made by inclusion in a local development plan or neighbourhood development plan.

The adopted Nocton and Potterhanworth Neighbourhood Plan does incorporate designated Local Green Space in the following paragraphs:

"5.2.1    The Neighbourhood Plan questionnaire responses showed that the open green spaces of the parishes were greatly important to many residents and rated most highly of all environmental aspects in the Neighbourhood Plan questionnaire.  It is, therefore, noted that development will not be permitted in areas designated as Local Green Spaces other than in very special circumstances."

"5.2.2    Residents wish green spaces to be preserved and to remain available for public use.  Areas in Nocton designated as Local Green Spaces (and shown as such in the Draft Local Plan) are: the Village Green on School Road; the school playing field on Main Street; most of Nocton Hall grounds; and land to the east of Wegberg Road where Nocton Park playing field and allotments are."

Hopefully, this will restrict any forthcoming 'enabling development' to the RAF Hospital site, avoiding any development within the Conservation Area that incorporates Nocton Hall and its pleasure grounds.

Leda Properties - delivery of new fencing stored on the RAF Hospital site

Incidentally, I noticed this delivery of new fencing just before Christmas - presumably Leda Properties are now intending to replace the damaged Heras fencing around Nocton Hall in the New Year.

Nocton Hall/RAF Hospital - screening request

Latest correspondence

Nocton Hall and RAF Nocton Hall hospital site - image dated 03 Dec 2016 [copyright Geoff Hall]

I refer to my blog dated 07 Dec 2017 regarding the recent application for a screening request to North Kesteven District Council.

I decided to write to various parties about this request and you can see copies of my email correspondence in the enclosed file. I am still awaiting replies from Carter Jonas and North Kesteven District Council.

North Kesteven District Council

I have since checked the forthcoming business of North Kesteven District Council and noticed a planning meeting being held this Thursday, 14th Dec 2017 at 4.00pm.

Examining the Agenda, I noticed an entry heading at Item 5:

• 'Draft Brownfield Land Register - Part 1'

This refers to a 'Site Assessment Evidence Report' dated December 2017 which is being presented to the Committee, presumably for adoption.

I have read the report and can advise that it contains some good news for Nocton, because both the:

1. Land off Main Street, Nocton (Site Ref: BLRCON/0014), and
2. Former RAF Nocton Hospital and Nocton Hall, Nocton (Site Ref: BLRCON/0015)

are NOT RECOMMENDED for entry into the Brownfield Land Register - Part 1.

You can read North Kesteven District Council's considered opinion in the Draft Site Assessment Evidence Report - pages 37-41.


Why is this important?

This means there WILL NOT be a 'permission in principle' (PiP) applied to any future planning applications related to these sites.

For developers, a PiP will normally be beneficial as it will establish that the principle of residential development on a site is acceptable. It may even speed up the grant of planning consent slightly.

However the main benefit of the Brownfield Land Register is probably aimed at forcing local authorities to provide a list of brownfield sites, to make a land agent's job easier in identifying suitable development sites.

The Parish Council should therefore be congratulated for their submission on this matter.

If you want more information on the legal background to 'Brownfield Sites', please refer back to my blog dated 18 Sep 2017.

Up to 150 homes could be built at site of derelict Lincolnshire hall

http://www.lincolnshirelive.co.uk/news/local-news/up-150-homes-could-built-886587

Nocton Hall/RAF Hospital - damage

Latest incident

Over the weekend of 18/19 November, there has been extensive damage to the locks and gates at the entrance to the old RAF Hospital site.

Locks glued and secured with barbed wire

Gate hinges severed

Why people would want to do this can only be imagined.

Although there are thought to be infra-red/motion sensors and CCTV located around the site, any help in identifying the offenders would be gratefully appreciated.

Contact the Local Neighbourhood Watch Co-ordinator; alternatively phone Crimestoppers on 0800 555111 or Lincolnshire Police on 101 with your information.

Future development

Leda Properties have owned the old RAF Hospital site since year 2000 and whilst there were initial plans to develop the site in 2002, saving/protecting the Grade II listed Nocton Hall in the process, nothing has ever come of it.

Nocton Hall - an abandoned mansion - has since been subject to substantial fire damage in 2004... and then in 2009 appeared on the Victorian Society's top ten list of endangered properties in the UK.

As a listed building, one would have expected the local North Kesteven District Council to use all its powers to safeguard such a heritage property from further dilapidation. Yet apart from extending the Nocton Conservation Area to incorporate the site, and arrange for an Options Appraisal and Funding Report to be prepared, it is my opinion very little else has been done to further protect this local historical asset. It is high time this changed.

Brownfield Land Register

I refer to my blog dated 4 Nov 2017  about such matters.

We now know Nocton Hall and the RAF Hospital site appears on the new 'Brownfield Land Register' indicating that it is ripe for residential development.  With additional proposals in the Budget 2017 relating to England's housing market, the Government appear to have 'investors' who are sitting on undeveloped land in their sights.

There will be a review of planning law, with a specific focus on the issue of 'land-banking' and this may involve a greater use of compulsory purchase orders to get projects off the ground.

It will be interesting to see if this will bring about a new energy in saving Nocton Hall and developing the old RAF Hospital site in the next few years.

Brownfield sites in Nocton

Brownfield Land Register

"In April 2017 the Government introduced a requirement for Local Planning Authorities to publish a Brownfield Land Register by 31 December 2017.  A Brownfield Land Register is a list of sites that have been previously developed that are potentially suitable for housing-led development.

Brownfield land is land that has been previously developed, although it excludes land and buildings in agricultural/forestry use and residential gardens.

NKDC is currently working towards producing its Brownfield Land Register, and is holding a public consultation to obtain information about potentially suitable sites.  This consultation will close on Friday 15 September."

Currently, two sites have already been identified in Nocton:

• Land behind Village Hall, Main Street
• RAF Nocton Hospital and Nocton Hall

More information:
https://www.n-kesteven.gov.uk/residents/planning-and-building/planning/planning-policy/brownfield-land-register/

Fly above Nocton Hall

Drone footage

Eerily fascinating drone footage has been shot by a Lincoln videographer above the ruins of the abandoned Nocton Hall.

This was featured in The Lincolnite today.

Nocton Hall - latest news

Meeting 9th May 2016

You may like to refer back to my blog entry dated 1st March 2016 which highlighted that ecological surveys were being undertaken. I also provided a link to details of the Kemp and Kemp presentation regarding the potential development of Nocton Hall and the RAF hospital site.

To update the position, your Parish Council met with representatives from North Kesteven District Council, Leda Properties Ltd and Kemp & Kemp on Monday 9th May. This is what was discussed:

Development of site

• There was a meeting between Kemp & Kemp, Leda Properties, Lincolnshire Highways and Heritage England on site in January 2016 to discuss various aspects
• Ecological surveys are currently underway - this work is ongoing to study ecology, plants and topography and also to examine the seasonal change on birds, bats, reptiles etc
• There are apparent difficulties regarding legal routes of access into the site - in particular, Woodland Drive residents will be approached by Leda Properties with proposals in due course
• The main drive to Nocton Hall that serves both the Nursing Home and RAF hospital site is to be subject to a structural feasibility study - further discussion is ongoing between Lincolnshire Highways and Leda Properties
• There is also a difference of opinion between Sowerby Homes and Leda Properties over boundary issues, which are being addressed
• Heritage England were due to arrange an historical feasibility study on Nocton Hall, but there has been no progress on this matter
• Since the Options Appraisal was prepared, Nocton Hall has further deteriorated, leading to the local community wondering whether it is worth saving at all, especially if it means having more properties built on the site to fund the restoration work. A compromise situation will be considered
• In the circumstances, it is debatable whether the Grade II Listing is still worthy, but this will need to be discussed with Heritage England
• Kemp and Kemp mentioned that all surveys and reports are expected to be complete by August/September, with the result that an outline planning application could be ready for submission before Christmas 2016
• Leda Properties are still intending to develop within the walled garden and this will form the first phase of their development plan - if the outline planning and full planning applications are agreed, the intention is to commence work at the end of 2017. However, it was pointed out that this area is in the draft Local Plan to be designated as an area of Public Green Space, which would prevent such development
• Leda Properties will consider the benefit of the local community maintaining any areas given over to public use
• Kemp & Kemp will no longer be attending the Parish Council meeting on 17th May, due to other commitments, but the outline plans already available could be used at the meeting, if so wished

Site security

• The current temporary fencing is being breached several times daily and Leda Properties cannot keep investing money in continually repairing the damage
• The cost of installing permanent Heras fencing would cost about £12,000 and this is not financially feasible
• Costings have been obtained for barriers and signs and these will be installed soon
• The intention is for the site manager for Leda Properties to occupy the water tower, once suitably converted, in order to give a greater presence on site and improve site security

Other aspects

• There have been discussions with Airsoft International [who publish a magazine about the latest developments in the airsoft skirmishing industry] and Leda Properties over potential use of the old RAF hospital site for a weekend activity
• It is intended for the events (a total of two weekends per year) to go ahead as planned
• The revenue generated will offset some of the costs involved in site maintenance and security

Leda Properties - statement

"Following our meeting yesterday I can confirm the following in relation to the above.

  

We have not yet signed any agreement but are going to. That will be a Licence for one event which gives us total control in the event there were to be issues or reasons not to repeat it. It also means that the organisers will have a very real reason to ensure it operates without any issues for you and your residents.

  

The AI 500 is a reasonable sized gathering for two such events a year.

  

This is not a fly by night operation nobody intends to create a major disturbance.

  

From our point of view its not a regular event but will bring some income to assist in keeping the site as reasonably secure as we can. In preparation for the event the organisers will undertake some tidying up which is necessary for their own H & S requirements and ultimately this assists us at the same time by ensuring that there are fewer potential dangers on site in the event people do breach the fences.

  

We have agreed areas of the site that are out of bounds and this is effectively the northern end of the site. The organisers have conducted a H & S Risk Assessment and are experienced in running these events with the appropriate marshals, first aid responders etc.

  

The organiser Paul is happy to talk to you directly if you wish to discuss anything with him.

  

I hope this is useful.

Regards."

Airsoft International - further information

The Chair of the Parish Council has since spoken with the Managing Director of Airsoft International:

• At this stage, they are to be licenced for one event only
• It will take place over the weekend of 15/16 October
• Further events (a maximum of two a year) will be considered by both Leda Properties and Airsoft International in the light of experience, effect on village, etc
• There could be up to 300 participants
• Registration of participants will be on the Friday (14th) from 3.00 p.m.
• Gates will open from 7.00 a.m. until 9.00 am on the Saturday and Sunday (with no admission outside these times)
• The event itself will take place between 10.a.m and 5.00 pm on both days
• No evening activities are planned on the site
• There will be no loud explosions
• The airsoft weapons make no noise when fired and the 'grenades' are quieter than bird scarers
• It will be heavily marshalled with on-site medical, etc staff
• There will be risk assessments carried out and the site cleared of any asbestos, etc, made safe and left in a much better condition than it is currently
• A Parish Councillor has been invited to be on the site during the event to act as an “observer” and liaison point for any problems which may arise
• The event will be focused on the southern part of the site; as far away from the care home as possible
• There will be strictly enforced Out of Bounds areas where gaming activities cannot take place
• Limited overnight camping will be allowed on the site (and then only if the company’s insurance policy allows)
• Many participants will be expected to sleep 'off site' in B&Bs, hotels, etc
• Any staying on site will be at the 'Water Tower' end of the site and be strictly controlled
• Fire and security marshals will be on site during the night.
• There will be a strictly enforced 'no alcohol/no drugs' policy
• Airsoft International will attend the Parish Council on 12 July to answer questions and respond to residents’ concerns, etc.

Draft Neighbourhood Plan - response

Opportunity to comment

The Parish Council has invited local residents to comment on the draft plan. After studying the Parish Council Report of the meeting on 12th January, I decided to submit a response in connection with potential development of Nocton Hall and the RAF Hospital site.

This is an extract from my submission:

"Thank you for the opportunity to provide extra comment following the Parish Council meeting on Tuesday.

I get the impression from the Parish Council Report that there was a majority view from those attending the meeting, that Nocton Hall is no longer worthy of retention as a ruined heritage asset. It also appears there is no appetite for any significant development that would maximise the amount of land available on the Nocton Hall/RAF Hospital site.

I think it is unrealistic to expect a restriction to just a few high-end properties, where a developer probably wouldn’t even see sufficient profit to cover the costs of clearing the contaminated site and developing it. This will act as great disincentive to any developer, with the result of no housing on the site at all... and open to the possibility of the land being used for other purposes. Indeed I see at the meeting on Tuesday that ‘Other uses’ was mentioned, but no indication of what type of suggestions were put forward.

If the Parish Council identifies a majority view from residents in the village that it is no longer worthwhile trying to save any part of Nocton Hall, it might be worth considering applying to Historic England for a delisting. The Grade II Listing may actually be hindering the possibility of getting a resolution to this dilapidated site, due to the financial burden of stabilising/renovating the Hall.

A delisting application requires that new evidence is made available about the lack of special architectural or historic interest of the building, or a material change of circumstances, for example fire damage – and Nocton Hall appears to fall in the latter category. We would therefore appear to have a valid application at least.

The matter would need to be considered carefully by the Parish Council – as on the one hand a delisting will certainly free up the site for a reduced development (without the burden of a heritage building having to be ‘saved’) – but on the other hand it could give a prospective developer almost a free rein without any restriction. It could of course be argued that the Grade II Listing has in fact worked to our advantage as a community to date, in stopping any major development of this site!

I just think we need to be very careful when using such ‘catch-all’ terminology as ‘Other uses’, as this could open a plethora of opportunities for NKDC and Leda. If the community have other ideas for the site, then these should be listed clearly and concisely with the reasons as to why these are much preferable to housing.

I think it is sometimes very easy to look at all the downsides of a housing development, but without looking at the upsides. An innovative use of S106 agreements could result in badly needed amenities for the village, especially as all we have currently is a small sub-Post Office and a deteriorating Village Hall. Perhaps we need more lateral thinking in seeking opportunities, rather than just concentrating on the risks?

In some ways, a sensitive housing development to join the two halves of the village together, could be the least of our worries."

Nocton Hall - Kemp & Kemp presentation

Potential Development

These are my personal notes from the Parish Council meeting last night - as such these are my interpretation of what was presented by Stephen Sensecall (Partner - Kemp & Kemp).

Sarah Hunt (Planner - Kemp & Kemp) was also in attendance, along with the members of Nocton Parish Council and a number of interested residents.

Two presentation boards were available on display:
 

Image 1 shows the site boundaries, limitations and potential development areas
Image 2 shows an illustrative master-plan


Image 1

Image 2

Key Details

The following key details were mentioned:

• Consultation with North Kesteven District Council was resurrected about one year ago
• Stabilisation costs for Nocton Hall are estimated to be in the region of £2.5 million
• The situation currently is that Leda Properties have the 'bones of a scheme'
• There will be an obligation on any developer to preserve the setting of Nocton Hall
• A key principle of any design is for the pleasure gardens of Nocton Hall to retain beneficial access by the public
• Costs will be significant to clear the RAF Hospital site
• The illustrative master-plan shows a small development located in the walled gardens (the old kitchen garden of Nocton Hall), consisting of 4 - 6 small units
• To the North of the RAF Hospital site, it is estimated there will be 150 units.
• To the South of the RAF Hospital site, a rather different concentration of units, with 20 or so larger properties
• Leda Properties are confident this is the minimum development required in order to carry out all the necessary work, to clear the rather complex Hospital site, to stabilise Nocton Hall and to return a profit for the owners
• In total circa 200 units will be required overall
• Specialists are currently being commissioned to carry out the various surveys relating to heritage, ecology, highways etc
• The draft Lincolnshire Local Plan shows no housing development currently scheduled for Nocton
• Leda Properties will potentially seek some surety for the development, by requesting an exception to the Lincolnshire Local Plan for this specific site in Nocton
• The access routes into the potential development site are still to be fully reviewed - a Highways Consultant has been appointed for this purpose
• Woodland Drive on Nocton Park was mentioned as one of the access points - whilst this is a private road and a narrow tree-lined access, Leda Properties are of the opinion they have a legal right of way along its route
• As such, Leda Properties also have a legal ability to improve Woodland Drive too - by resurfacing or widening (subject to planning)
• In the pre-planning discussions with North Kesteven District Council, there has been no inference that stabilisation of Nocton Hall has to take priority over the development
• It was felt the stabilisation of Nocton Hall would have to be carried out 'in parallel' with the new development, due to the high costs involved
• It is expected that a Section 106 agreement will be sought by North Kesteven District Council [these are private agreements made between local authorities and developers and can be attached to a planning permission to make acceptable development which would otherwise be unacceptable in planning terms. The land itself, rather than the person or organisation that develops the land, is bound by a Section 106 Agreement - so this is something any future owners will need to take into account.]
• English Heritage also have an 'enabling case' too - this is a guidance note that will need to be observed when carrying out the work on Nocton Hall and its grounds
• The minimum timeframe for the production of surveys is expected to be a least 6 months, with an outline planning application possibly taking much longer
• It is important to remember that Leda Properties are not developers - if/when an outline planning application is granted, the site will potentially be sold on with outline planning to be developed.

Nocton Hall

Lincolnshire hospitals' crucial role in wartime

'This week we are focusing on the RAF hospitals which used to be based in the county.'

http://www.lincolnshireecho.co.uk/Lincolnshire-hospitals-crucial-role-wartime/story-19694446-detail/story.html

Parish Council

Report from Parish Council Meeting held on Tuesday 5 March 2013

"Only two residents attended this month’s fairly uneventful meeting. The main items of interest were as follows:

Village Green
It is intended to reset some of the concrete ‘stones’ around the green and space them out to include the area where the temporary traffic cones are presently sited.  County Councillor Marianne Overton will be coming on Saturday 20 April at 10.30 to officially hand over the new Parish Council Notice Board that was part-funded by her.

Nocton Hall
Three of our Councillors met recently with NKDC and the company “Living Villages” who are tentatively looking at the Nocton Hall and the old hospital site with a view to putting together a proposal for the development of this whole area.  The company’s thinking is, however, at a very early stage and its initial ideas had not been worked up in any great detail.  A further meeting will, therefore, be held between Parish Councillors and North Kesteven to see to what extent they fit with the agreed Options Appraisal and how they might be taken forward.  We are, therefore, clearly some way from seeing a final resolution of this long-standing matter.

Further information on this company is available on its website at www.livingvillages.com.

Road Closures:

• Wellhead Lane – between 8.00 a.m. Friday 29 March at 08.00 and 8.00 a.m. Saturday 13 April
• B1202 – between 8.00 a.m. Saturday 13 April and 5.00 p.m. Saturday 25 May

Your Parish Council is endeavouring to find out where the diversions are going and how this affects the buses and further information will be made available when known.

And finally………
For those of you who read the Sunday Times you will have seen the article on Sir James Dyson and Nocton.  If not you can view it on line – Sunday 3 March.  The Times’ reporters must have read our very own Doodle from where some of the information in their report was taken.  Well done Mr Hewitt!

Next Meeting Tuesday 2 April at 7pm.

Unfortunately, I will not be able to attend so a fellow Councillor will write the April report.

Councillor MaryAnn Williams"

N.B. You may like to link back to the blog entry for 7th March which makes reference to current issues regarding Planning in Lincolnshire.

Community Led Action for Nocton

Latest News

"Hello to you all.

The work of CLAN is nearing completion.

The final draft of the Community Led Action Plan is being drawn up and will be published and circulated at the end of April. All of this is based upon what the the residents of the parish of Nocton have expressed they wish for the village in which they live. Some of the changes have already happened. Some will take longer and maybe dependent upon the future of Nocton Hall and the Hospital site.

However some changes could be started now and over the weekend you will be receiving an information leaflet about the open meetings planned by Clan.

Please attend if possible to find out how we can start to turn some of our wishes into reality.

This is our plan for our village and will only succeed with support from the people of Nocton.

Kind regards.

Jane Kania"

 

 

Past Times - Nocton Hall

Retrace your steps to the Monkey-puzzle Tree, then turn left towards the RAF Hospital site. To your left is the west elevation of Nocton Hall.

Nocton Hall_west elevation

A view from slightly further back shows the immaculate grounds with the Hall in the background on the other side of the estate road where you are standing (indicated by the shrubbery and tree line).

Nocton Hall_west elevation

If you continue along the road towards the RAF Hospital site, the road takes a 90 degree turn to the left. There is a rough track that goes straight on which will take you past the access to the rear of All Saints Church and leads to Bottom Lodge, but we will return to this later. As you progress around the bend, you will notice a raised area of land to your left covered with trees. This is the location of the old St Peter's Church and it is rumoured the crypt and old graves are beneath, hence the raised area of land. You will now notice the south elevation of Nocton Hall.

Nocton Hall_south elevation

We are effectively circling Nocton Hall with this visual walk, so continue along the road down towards the gates of the old RAF Hospital site (which of course never existed many years ago). The next few photos will begin to bring into perspective, just how lovely the Hall and grounds used to be.

Nocton Hall_east elevation

In this next photo, you would be possibly standing almost at the gates to the old RAF Hospital site. You may like to note the ornamental urns marking the path leading down the terraced lawns, leading to the 'East Ride' of lime trees.

Nocton Hall_east elevation

Another view from the north-east corner.




Nocton Hall_east elevation

To conclude this walk today, an image of the East Ride, looking away from the Hall. I will endeavour to post a few more photographs of the 'pleasure grounds' as we return to walk down the track leading to 'Bottom Lodge' in the next Past Times.

East Ride of lime trees



Walk around village

Yesterday we arranged to go for a walk around the village, along the many footpaths and by-ways, accompanied by Sheila Redshaw our own local historian.

My wife and I, along with our two Jack Russells in tow, met Sheila outside her bungalow. We set off down Potterhanworth Rd and it was nice to see the Beck flowing freely once more. The Beck on the lower part of  Wellhead Lane has been cleared out recently... but it is slightly disappointing to see the contractors have not cleared the vegetation from the banking on the 'bungalow side'. However, the ducks don't seem to mind as they are happy bobbing along again and taking to the grass verges.

Wellhead Lane - Beck

We decided to cut through the Persimmon Homes and Sowerby developments into Nocton Park and across the playing field up to the allotments. Sheila was surprised to see the number of developed plots, having not walked that area since the allotments were created.

Taking the public footpath around the edge of Claypond Holt, we looked back over the grounds of the RAF Hospital site to Nocton Hall, endeavouring to locate the position of the lake and the eastern avenue of lime trees that once extended from the Hall to Abbey Hill.

My wife, dogs and Mrs Sheila Redshaw enjoying the walk

It was sad to see the skeletal remains of the huts on the old Hospital site, where the roofing sheets have all but been removed. Incidentally, I have not seen the barn owl for ages since this wanton destruction has taken place, so I can only assume the nesting habit has been disturbed. It used to regularly fly along the dykes, hovering occasionally before pouncing on vermin for its next meal. It was a real privilege to observe.

Joining the main estate road, we sauntered around to Lower Lodge and turned right through the woods, taking what we think used to be the laurel walk. A detour to see the snowdrops in the woods, near the gates of the old RAF Hospital, brought us onto the access road.

Snowdrops in the woods

There we bumped into the guy who maintains security of the site for Leda Properties. During our chat it was interesting to hear him say he works for the planning department in Mansfield. He mentioned in passing that Leda Properties had previously suggested to North Kesteven that five properties be built in the walled garden area and another ten properties on the RAF Hospital site, in return for maintaining Nocton Hall, but this offer had not been accepted. It remains to be seen what has/has not been discussed between Leda and NKDC over the years, all we really know is that no preservation/repair work has been completed to date and that is most unsatisfactory for the village.

Our final detour was to the old chestnut tree on the north-east side of the Hall, where Sheila pointed out a small plaque in the undergrowth.

Chestnut Tree plaque

The transcription reads:
    "This chestnut tree was planted by Claude Ancliffe in 1978 - Building Supervising Officer at the RAF Hospital Nocton Hall  1946 - 1978.
     This tree was grown from a chestnut taken from the chestnut tree planted by Katherene Howard, wife of Henry VIII on 13-10-1541"

Though I seem to remember reading somewhere, that chestnut trees had not been introduced into Britain at the time of Henry VIII!

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