BROADLAND DISTRICT COUNCIL 12 July 2018 20181142 PLANNING CONTROL
DESIGN, ACCESS & DESIGN ACCESS AND PLANNING STATEMENT THS Residential Scheme, Taverham Hall
July 2018
PROJECT REF: 16-1047 DATE: July 2018
PREPARED: J Page BA (Hons) BTP Dip(Urban Design) MRTPI Head of Planning
CHECKED: A Thompson MA (Urban Design) BA (Hons) MRTPI Director
Beacon Planning Ltd 8 Quy Court, Colliers Lane Stow-cum-Quy CAMBRIDGE CB25 9AU
T 01223 810990 www.beaconplanning.co.uk
© Beacon Planning Ltd 2017
This document has been prepared in accordance with the scope of Beacon Planning Limited’s appointment with its client and is subject to the terms of that appointment. It is addressed to and for the sole and confidential use and reliance of Beacon Planning Limited’s client. Beacon Planning Limited accepts no liability for any use of this document other than by its client and only for the purposes for which it was prepared and provided. No person other than the client may copy (in whole or in part) use or rely on the contents of this document, without the prior written permission of the Company Secretary of Beacon Planning Limited. Any advice, opinions, or recommendations within this document should be read and relied upon only in the context of the document as a whole.
CONTENTS
1. Introduction
2. Background
3. Site Description and Context
4. Consultation
5. The Proposals
6. Planning Policy Context
7. Evaluation
8. Sustainable Development
9. Conclusion
Appendix 1 Community groups using the school
Appendix 2 Schedule of Works at the School (Brown and Co Report)
1. INTRODUCTION
This report has been prepared by Beacon Planning on behalf of the applicant Fleur Developments in support of a full planning application for 6no. detached dwellings on land at Taverham Hall School in Taverham.
In addition to this statement and the necessary plans showing the proposed scheme, the following documents are submitted in support of the application:
Landscape and Visual Impact Assessment
Heritage Statement
Transport Overview
Arboricultural Impact Assessment
Ecology Report
Flood Risk Assessment
Financial Assessment (Incorporating Intended expenditure, viability appraisal and Crawley Condition Report)
Works schedule for listed building works to Taverham Hall School (Brown & Co)
Archaeological Assessment
Desk based Study of Ground conditions
Foundation Appraisal
Utilities Assessment
Topographical Survey
The application is built upon a thorough analysis of the site conditions, its surroundings and the effects of development. This document identifies the landscape, heritage and planning context and the need for the proposed development and includes an assessment of how the proposed development accords with the relevant national and local planning policies.
Taverham Hall School benefit from a wealth of historic buildings, including grade II listed buildings. However, these require significant works to enable their ongoing protection and preservation. The sale of the land the subject of this application will enable the school to fund essential works for the restoration and repair of the structure and fabric of the buildings. This will ensure the future preservation of the buildings and any features of special architectural or historic interest which it possesses. Taverham Hall School have recently secured consent (20 June 2018) for the listed building works to benefit from the funding this application permits (LPA ref: 20180481)
The Process
The scheme has been the subject of pre-application discussions with planning and conservation officers over at least two years to agree the principle of an application which provides the funds to be used to undertake those essential repairs to the listed school buildings. The form, layout and design have received informal approval.
Neighbours have been consulted and made aware of the application and the Parish Council have received a presentation. Parents of the school have also been made aware of the proposals with Boards being presented in 2017 and key personnel on hand to discuss any concerns and answer any questions. This is explained further in Section 4.
The School
Langley Prep School at Taverham Hall, “the school” is situated in just under 100 acres of parkland. Taverham Hall is listed Grade II under Schedule Forty-Three Listed Buildings of Special Architectural or Historic Interest compiled under Section 54 of the Town and Country Planning Act 1971. The Hall was entirely rebuilt in 1858-1859 by David Brandon and has since been added to with later extensions. The Hall has been a school since 1921.
The school is a registered charity. The school’s policy is to provide a high standard of academic excellence and pastoral care. It provides a wide–ranging educational experience for all children openly recognised by the various Ofsted inspections as stretching all to the best of their respective abilities in academic, artistic, sporting, cultural and social activities.
The School is proud of the inclusivity of its educational provision and its pastoral care for all. This is consistent with its wider-access admissions policy for helping children from lower-income or otherwise disadvantaged families to benefit from its fee based schooling by way of scholarships and bursaries. All pupils benefit from the extra curricula programmes designed to develop creativity, promote leadership, encourage fun and to instil confidence.
The school currently educates 320 pupils from the age of 4 through to 13. In addition there is a nursery block which has approximately 50 children registered.
The School currently employs 106 people. This includes teaching staff, ground staff, and domestic staff. The majority of staff are local to the area.
The school has a long history of opening its facilities to a number of local groups, including schools, walking groups, swimming groups, cycling groups, cricket, netball and various other sporting groups. In addition, the school runs a number of forest school activities for nursery schools. The local schools cross country and the special schools cross country are also held on the site. A schedule attached at Appendix 1 sets out the facilities that are used by the local clubs and memberships.
2. BACKGROUND
In 2009 it became apparent to the Trustees of the School that a long term plan was required in order for the school to maintain its infrastructure and its ability to continue to operate. The cost of maintaining an extensive and ageing premises in addition to 100 acres of parkland is high.
A number of options were considered, but none were considered viable.
It was at this time that the possibility of developing a parcel of land for housing was investigated. A site visit was undertaken by Broadland Council in 2010 and the proposed development site was considered. At that time, Broadland District Council (BDC) suggested that the walled garden may be considered as an alternative.
Subsequently, it was agreed that the walled garden would not be appropriate for a number of reasons and that the site now under consideration would be more suitable.
BDC considered the principles of development to facilitate listed building works and agreed that subject to various criteria it should be prepared to consider positively an application for up to six dwellings. It was suggested by the school that this would not include a requirement for social housing which would prejudice the financial advantage of the development.
BDC requested information to ensure that the site is not constrained by physical, infrastructure, ecological, archaeological or arboriculture issues against development. The School was also asked to ascertain whether there are alternative uses that would demonstrate a higher value than as a school as well as being able to clarify the works required to ensure the amount of development is proportionate and justified.
It was agreed that BDC would like to be involved to an extent with the potential developers to ensure their aspiration for the site would be realised.
Subsequently, the Trustees instructed a report into alternative uses of the site. This report concluded that there was no alternative use that would create higher value than the current use as a school.
Appraisals were undertaken to clarify that the proposed development site is not constrained by access, services, heritage, archaeology, ecological factors or flood risk.
A report on the condition of the school was commissioned from Crawley & Co, a firm of Chartered Surveyors. The brief was to carry out an inspection and report on the condition of the school comprising the main building and linked buildings and the Music Room. This included a complete Schedule of Works with estimated costs for the rectification of defects discovered. A copy of this report has been provided to BDC.
Selection Process
An expression of interest process was entered into with a short list of potential developers, discussed and approved with BDC.
The developers selected were:
Orchard Developments
Fleur Developments
Hopkins and Moore
Abel Homes
Information was provided to the developers and each tendered their proposals for deliberation and comparison.
Orchard Homes declined to join the process but indicated what they thought the value would be. Both Hopkins & Moore and Abel Homes tendered on broadly comparable terms and Fleur Developments offered the highest value, a more detailed and thoroughly researched proposal and one that BDC and the Trustees considered most engaging.
Historic England
During the summer 2014 Historic England visited the site to consider the “enabling “issue.
Historic England confirmed that for the development to be allowed under this basis the School would be required to be placed on the market. Clearly this would damage the reputation of the school and is not an acceptable option.
Historic England understood this issue and directed the school to a recent decision in relation to Stoke by Clare School where the school had been successful in obtaining planning permission in similar circumstances.
Subsequently, Historic England confirmed that a landscape survey for the school grounds as a whole would be required and this work is in progress. It is likely that the appraisal of the optimum management of the landscape in the long term will advise some additional landscaping planting and heritage management work.
The school is very willing to accept advice about enhancement plans for the grounds subject to retaining the viability of the school playing fields.
Proposed use of funds
One of the challenges to financial sustainability is the consistently increasing costs to maintain the premises and to educate pupils.
To ensure the long-term viability, the decision was taken by the Trustees to recognise the requirement to increase the school to three form entry in years 3 to 6 to reduce the risk of costs escalating to a point that parents could not afford them.
Further to the report on the condition of the school by Crawley & Co, a firm of architects, Brown & Co/Owen Bond has been retained by the school to enable three form entry and to provide advice firstly on the structural works necessary and also to advise about a development plan to replace “Big School”, the prefabricated building adjoined to the main hall which has been highlighted in the condition report as requiring replacement. A structural survey on “Big School” reported a short remaining useful life.
The funds raised by the sale of the land will be utilised firstly, to undertake the works as approved under the listed building consent as a priority (Condition 2 or 3 in the Crawley & Co Condition Report contained in the Financial Assessment submitted separately to this document) and then to improve the structure of the secondary entrance to the main Hall and to improve and remodel the corridor around that entrance which is subject to leaks and is not in keeping with the listed buildings or the efficient operation of the school.
The potential then remains to demolish Big School and to replace it with a much more architecturally suitable building. It is the intention that any funds remaining after the necessary structural repairs and improvements to the entrance will be used towards this project. These changes will have an enormous impact in improving the site and building.
From a timing perspective we would like the works to start in July 2019.
It is not the school’s intention (nor would there be funds available for this) to utilise the monies other than directly in respect of the heritage asset as outlined.
Subsequent Events
In August of this year the School merged with Langley School. This merger followed a year of collaboration with Langley School whereby the then existing Langley Prep School closed and its pupils were given the option to transfer to Taverham Hall. Taverham Hall was subsequently renamed Langley Prep School at Taverham Hall as part of this agreement.
The rationale of the merger of the two prep schools was to ensure the future sustainability of the school. The school as an Independent had been unable reliably to attract the required number of pupils to support the three-form entry proposed.
This is against a backdrop of a national trend where families are choosing to defer the expense of private education until Senior School. This trend in conjunction with the rising cost of providing outstanding education and the inability to enjoy economies of scale means that many Independent Prep schools are finding it increasingly difficult to thrive unless located in London or the surrounding area.
From the Langley perspective, part of the reason for the collaboration and then merger is because their Thorpe House site was not able to provide space for expansion, that it lacked the required outdoor space and had limited parking leading to difficulties with dropping off and collection of children.
The Langley Prep school site was subsequently sold.
In August a full merger was approved by the Charity Commission and other necessary regulatory bodies. As both schools are registered charities, in practical terms, merger merely means the merger of the charities into one.
There is no purchase price or exchange of cash other than repayment of Bank debt and intended investment in the elements scheduled below.
The merger will enable the plans to expand the school pupil numbers to improve economies of scale and provide the first stage for combined primary and secondary education, which parents are increasingly seeking.
Intended investment
Langley School recognised that there is a need for investment in the site and has made a number of financial commitments to the School and to parents transferring to the Taverham Hall site.
Investment made to date
installation of 6 Temporary classrooms to house additional pupils;
investment in IT;
conversion of the sports hall wings to provide new changing facilities for both boys and girls (we had initially expected that this would be covered by the Land sale);
investment in ensuring that facilities meet ISI standards.
new uniform supplied to all children;
existing Langley parents receiving transitional relief for a period of up to 5 years. There is a fee differential between the schools and the intention is that this gap will be gradually closed over time. In the meantime “Langley” parents receive a subsidy to allow them time to make financial adjustments;
The agreement with Langley was made on the basis of funds going to these elements and to ensure that both schools survived. There remains the urgent need for funding to undertake the repair works to the listed building.
Planned Investment
The replacement of “Big School” is the largest planned investment.
In addition to the above there are any number of improvements and upgrades that are required to the school’s existing facilities including the swimming pool, the sports pavilion (which is now out of use) and general refurbishment to buildings including the Pre-Prep building, the DT building etc.
Although the number of pupils at the school has increased, as they have increased so too have costs. The school has not yet achieved the critical mass required to produce a surplus which the Trustees recognise will take some time.
However, as and when critical mass is achieved there will not be sufficient funds to commit to both the heritage works required to the main hall and the expense required to develop and replace several of the old school buildings, including “Big School” which are of fundamental importance to the future success of the school as a school and a local employer.
The merger has we believe enabled more development of the school than would have been possible before, but the need for the development proceeds remain of critical importance to the preservation of the heritage asset.
The Trustees having carefully considered all of the facts, continue to believe that in order to maintain and improve the condition of the Hall, that there is no viable alternative other than to proceed with the Land Sale.
A viability appraisal accompanies this application and is disclosed in a separate document as it contains commercially sensitive information. This document confirms the proposed land value to be paid to the landowners is acceptable and reflective of market rates. It further confirms that the effect of the provision of affordable housing and the reason for its exclusion.
A Unilateral Undertaking has been submitted with this application which requires that Taverham Hall Educational Trust will use the sale profit for the Taverham Hall School improvement works and for no other purpose. The improvement works are to repair, replace and/or improve the structure and fabric of the buildings (subject to further survey work)
The funds will be made available as soon as the land is sold. The housing development will not commence until the sale price has been paid to Taverham Hall School. A proposed structure can be covered in a S106 agreement and this can be submitted if required along with a proposed timetable for undertaking the works permitted by this application and the application the school have made under 20180481.
3. SITE DESCRIPTION AND CONTEXT
Taverham is categorised as a fringe parish within the Norwich Policy Area. Taverham Hall School is located on the west side of Taverham.
Taverham Hall School is a grade II listed building and is of neo-Jacobean design built in around 1858 and sits within extensive grounds of approximately 37 ha which are locally designated as Historic Parkland.
The grounds are largely given over to agriculture, dense woodland and playing fields with an element of parkland, formal planting and lawns around the main buildings.
The driveway, known as the ‘Taverham Park Avenue’ provides vehicle access to the school from Costessey Road to the east. The access joins the road just to the south of the mini roundabout junction with Sandy Lane, The Street and Taverham Road.
The main vehicle access to the school is via Ringland Road using a one-way system instigated by the school.
The application site is approximately 600m to the east of the main school buildings separated by school playing fields, arable land and a dense tree belt. The trees form the eastern boundary of the site.
‘Taverham Park Avenue’ is immediately adjacent to the northern boundary of the site. The driveway provides vehicle access to the site; a distance of approximately 170m from the site access to the junction with Costessey Road.
To the north of the driveway are large detached properties set back within their own plots. ‘Woodlands ’is owned by the school and is set back approximately 8m from the driveway.
The Lodge has been built as backland development to properties on The Street. This property has a vehicle access from the driveway. It is set approximately 54m from the driveway boundary and is higher as the land slopes down to the driveway. 25 The Street is set approximately 56m away and again is higher than the driveway. The houses benefit from a boundary of mature tree and hedge planting which provides screening to the driveway with some limited views through.
To the east between the site and Costessey Road is dense woodland. In the middle of this is Taverham Mills Fishery, which is a small complex of buildings with a visitor centre and storage sheds.
To the south is dense woodland and the River Wensum. The southern boundary runs in parallel to a water filled ditch with the main channel of the River Wensum just to the south of this.
Approaching the site from the east, off the small roundabout by the church, and up to Taverham Hall, Taverham Park Avenue is enclosed by trees to the south and the rear gardens of the houses to the north. It then passes a small redbrick and slate roofed gatehouse, with its gable end tight to the Avenue.
Fig. 1 Gate House
The Avenue then continues before opening up at the site itself, which is 1.2ha and an irregular shape of open space of grass, completely enclosed by trees, narrowing and sloping south down towards the River, with the Drive running along the northern edge.
Fig . 2 ‘Taverham Park Avenue’ – Running along the frontage to the site
Fig 3 Site – Enclosed by mature woodland
Fig 4 – Site – Looking south
The plot itself is largely given over to open grassland with groups of trees covering the southern part of the site and at the easternmost end adjacent to the driveway. A permissive path runs along the western boundary from the driveway to the river which will be for use by residents of the six houses.
The southernmost part of the site closest to the River Wensum and at a lower level falls within Flood Zones 2 and 3. The northern part of the site where the housing will be sited is within Flood Zone 1. A Flood Risk Assessment has been carried out and is included within this application.
The River Wensum to the south is a designated SSSI and SAC. The existing properties to the North are largely shielded from view whilst the trees are in leaf.
Fig 5 – Access to The Lodge from Taverham Park Avenue
Fig 6 – Access to The Lodge (including a ‘glimpse’ of same) and pedestrian access to 25 The Street
Fig 7 – Hedge and gate to 25 The Street, Taverham
4. CONSULTATION
The school and applicant have worked together in the progression of the application and the design, landscaping and detailing. It was important to not only Fleur Developments but the School to consult on the proposals for this low-density site.
Regular discussions have been held between the school, the councils officers and Historic England since 2009 and more latterly over the last two years regarding the detailed proposals as these have been developed with Fleur Developments Ltd.
A presentation was made to the Parish Council on the 26th June 2017 and the same boards used at a presentation to parents of the children at the school on Speech Day on the 7th July 2017, where representatives of the applicant were available to answer any questions.
Generally feedback on the proposals has been positive both to the principle of the development of this part of the estate and the detailed design.
Locally, some residents did express concern over the principle of development and the loss of views of this part of the estate.
Board 1 used in the presentation of the proposals.
Board 2 used in the presentation of the proposals.
5. THE PROPOSALS
The proposal is for 6no. detached two storey 4 bedroom dwellings set within generous plots. Two houses (plots 1 and 2) front onto the driveway and are of individual design. Each will have direct access onto the Avenue.
The other four (3 to 6) are orientated at an angle to the western boundary with a shared vehicle access running parallel to that boundary. These will all be of the same design. The houses will sit on the front part of the plots with large rear gardens. Each house has a double garage and driveway providing ample parking provision.
The site is within extensive woodland which encloses the site on three sides. The existing large tree group on the site is to be retained in the rear gardens of plots 3 to 6. Some trees of lower value will be removed. However, new planting is proposed throughout the scheme, flanking plots 1 and 2 and in front of plots 3 to 6 which will compensate for the loss and is intended to enhance the biodiversity of the site.
Design
The site was chosen as a result of an onsite assessment with the school and officers of the Council. The applicant undertook an LVIA (Landscape and Visual Impact Assessment) which identified this part of the Taverham Hall estate as an appropriate area of land to be developed based not only on its landscape characteristics but the lowest impact on the wider setting of the Hall. The land has arguably already been the subject of erosion of character by the creation of new driveways and the exposure of rear gardens and boundary treatments on to Taverham Park Avenue and the dwellings on the north side. The absence of the ‘avenue’ of trees is an important characteristic. The mature belt of trees to the west of the application site establishes a strong physical delineation between this part of the estate grounds and the open playing fields which has a very different character and appearance.
The detailed design has evolved in consultation with the Council’s planning and conservation officers. The layout, scale, design, appearance and materials respect the wooded surroundings and the historic parkland setting. This will be a high quality scheme which minimises impact on the designated and non-designated heritage assets and the residential amenity of nearby houses. As such the proposal meets the requirements of policy 2 of the JCS which seeks to promote good design.
The choice of materials has been discussed with the planning officers and their comments taken on board in the final design.
Given the site's location alongside the Avenue the design strategy is to locate 2 houses which front this and have a clear relationship with the Hall as they effectively form part of the approach to it; these are envisaged as 'gatehouses'. Then to propose a new access
road away from the Drive, leading down towards the River, and to locate 4 houses off this which are envisaged as 'boathouses'.
It is considered that there needs to be a clearer distinction between these two Drive plots and the other plots, which should be regarded as more integral to the landscape. Therefore, the proposal is to strengthen the planting at the corner to visually separate the 2 parts of the site, as indicated on the site plan.
The choice of materials has been discussed with the planning officers and their comments taken on board in the final designs.
The photo below of Taverham Hall highlights the existing use of materials; red brick, slate, stone detailing (to openings, quoining, string courses), chimneys and gables. Of particular interest is the wing to the right (north) of the main Hall and is perhaps most relevant, in how it reads differently to the main Hall but is very clearly part of the whole.
Aerial Photograph of School/Taverham Hall
A 'crisp', contemporary interpretation of this for Plots 1 and 2 is proposed. These are orientated to relate directly to the drive, either parallel, or perpendicular to it with the form broken up by introducing strong gable elements which respond and delicately relate to the form of the school (see above and below). The intention is to specify red brick and slate.
In terms of materials for plots 3-6, it is important to ensure that there is a connection between all of the houses, and as such the proposal is to use similar materials: slate roof, with red brick to the (single storey) walls. Plus, in keeping with the notion of these houses as more akin to "boathouses", timber boarding would be used on the walls of the 2 storey element: horizontal to the long sides, vertical to the gable ends.
Brick detailing to the front elevation of the garages breaks up these sections and introduces a tactile element to the front elevation which reinforces the contemporary feel of these dwellings.
Picture 1 )– Looking West from the main drive
Picture 2 (above) – Looking south past plots 3-6
Picture 3 – Aerial view
Picture 4 – Looking south from the direction of ‘Woodlands’
Boundary treatment and hardsurfacing.
Improvements are proposed to the driveway from the highway junctions to the site to widen it and introduce two passing places and a footpath. Patch repairs will be carried out to the surface of the main access drive. These works will be of benefit to existing as well as future residents.
Off-site works are also proposed to widen Costessey Road from the access road north to the mini-roundabout junction. See the Transport Overview accompanying this application
A bin collection point will be provided at the access road to plots 3 to 6 where it joins the driveway. A pumping station is to be provided in the triangular area of land to the east of plot 1.
The driveway serving plots 3-9 will be block paving as will some of the driveway spaces to the dwellings themselves.
Generally boundary treatments which are more widely visible are ‘green’ and involve native hedging and seek to subtly enclose and define spaces. Internally fencing with close boarding for screening and post and wire with hedging to be used.
The detailed proposals are contained in the soft landscaping proposals and the landscape masterplan. The scheme has been informed by the Landscape and Visual Impact Assessment (LVIA).
6. PLANNING POLICY CONTEXT
The Planning and Compulsory Purchase Act 2004 came into force in September 2004. It carries forward the provisions of the Town and Country Planning Act 1990, giving statutory force to a plan‐led system of development control. Under Section 38 of 2004 Act, the determination of planning applications must be in accordance with the approved development plan unless material considerations indicate otherwise.
Development Plan
In this case the adopted development plan for Broadland District Council is:
Joint Core Strategy for Broadland, Norwich and South Norfolk (2011 and amendments 2014) DPD
Policy 1 Development will addressing climate change and protecting environmental and historic assets
Policy 2 All development will be designed to a high standard and create a strong sense of place
Policy 6 Seeks to concentrate development in accessible locations
Policy 4 Housing Delivery – requires that sites of 5 or more dwellings should include 20% affordable housing unless site specific characteristics justify a reduction.
Policy 9 Strategy for growth in the Norwich Policy Area identifies growth to be focussed in the established urban area and in sustainable locations elsewhere in the NPA.
Policy 12 Taverham is an urban fringe parish within the Norwich urban area. Settlements identified in this policy that are also within the NPA may be considered for additional development to help deliver the smaller sites in the NPA allowance. The policy allows for small and medium scale developments where an improvement to townscape will result particularly in accessible locations.
Policy 21 States when considering proposals in the Norwich Policy area, the Council will take a positive approach that reflects the presumption in favour of sustainable development as contained in the NPPF.
Spatial Planning Objectives 8 and 9 are relevant to this proposal and the enabling development.
Objective 8 seeks to positively protect and enhance the individual character and culture of the area
Objective 9 seeks to protect, manage and enhance the natural, built and historic environment. Development Management DPD (2015)
GC1 Presumption in favour of sustainable development
GC2 New development will be located within settlement limits defined on the proposals maps. Outside of these limits, development which does not result in significant adverse impacts will be permitted where it accords with a specific allocation and/or policy of the Development Plan.
GC4 Development will be expected to achieve a high standard of design and avoid any detrimental impact
EN1 Development proposals will be expected to protect and enhance the biodiversity of the district.
EN2 Seeks to protect the character of the landscape
TS3 Development will not be permitted where it would result in any significant adverse impact on the satisfactory functioning or safety of the highway network
TS4 Parking and manoeuvring should be provided to Local Plan standards.
CSUD5 Surface Water Drainage provision Site Allocations DPD (2016)
This document includes a map of Taverham identifying settlement limits. This refers back to policy 12 of the JCS. Development within the limits is acceptable in principle.
Other documents
Landscape Character Assessment SPD (2013)
Community Infrastructure Levy (2013) Charges updated 2017
Recreational Provision in Residential Development (2016)
Affordable Housing SPD (December 2008)
Parking Standards (2007) Greater Norwich Development Partnership Annual Monitoring Report 2016-2017
This document sets out the housing land supply position as at 1 April 2017. The Norwich Policy Area (NPA) is considered to have a housing land supply of 8.08 years. The Greater Norwich City Deal would bring an additional requirement for new housing but even with this uplift in requirements the supply in the NPA is 6.82 years.
MATERIAL CONSIDERATIONS
National Planning Policy Framework (NPPF)
The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and how they are expected to be applied. Further guidance is provided in the National Planning Guidance (NPPG) and both documents are significant material considerations.
The NPPF sets out the key purpose of the planning system: the achievement of sustainable development, including three dimensions of sustainability – economic, social and environmental (paragraph 7).
Paragraph 14 states that the presumption in favour of sustainable development ‘should be seen as a golden thread running through both plan-making and decision-taking.’
For decision taking this means that planning permission should be granted ‘where the development plan is absent, silent or relevant policies are out‑of‑date, ... unless: ‐any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or ‐specific policies in this Framework indicate development should be restricted’. Footnote 9 gives examples of such policies which include designated heritage assets.
Underpinning the NPPF in paragraph 17 are 12 core planning principles for the planning system, which include to:
‘proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth’;
‘always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings’;
‘take account of the different roles and character of different areas, promoting the vitality of our main urban areas, protecting Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it’;
‘contribute to conserving and enhancing the natural environment’;
Conserve heritage assets in a manner appropriate to their significance; and
‘actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable’.
Paragraph 47 requires authorities to boost significantly the supply of housing by identifying and updating a supply of deliverable sites ‘to provide five years worth of housing against their requirements with a 5% buffer.’ Paragraph 49 states that ‘relevant policies for the supply of housing should not be considered up‐to‐date if the local planning authority cannot demonstrate a five‐year supply of deliverable housing sites’ and as such ‘housing applications should be considered in the context of the presumption in favour of sustainable development.’
Section 7 provides guidance on design. Paragraph 56 states ‘good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.
Paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by:
‘protecting and enhancing valued landscapes’;
‘minimising impacts on biodiversity and providing net gains in biodiversity where possible; and
‘preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution’.
With regards to the historic environment paragraph 128 states that ‘in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting’. The level of detail should be ‘proportionate to the assets importance and no more than is sufficient to understand the potential impact of the proposal on their significance’. Paragraph 129 expands upon this, advising local planning authorities to ‘identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal’.
In determining planning applications, paragraph 131 advises local planning authorities to take account of:
the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and
the desirability of new development making a positive contribution to local character and distinctiveness.
Paragraph 132 states that ‘when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II
listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional’.
Where a proposed development will lead to less than substantial harm to the significance of a designated heritage asset, paragraph 134 advises that the ‘harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.’
Paragraph 139 states that local planning authorities should assess whether the benefits of a proposal for enabling development, which would otherwise conflict with planning policies but which would secure the future conservation of a heritage asset, outweigh the disbenefits of departing from those policies.
Section 10 of the Framework covers the requirements in terms of managing climate change and flooding.
Local authorities are directed to ‘look for solutions rather than problems’. The Government advises that ‘decision takers at every level should seek to approve applications for sustainable development where possible’ (paragraph 187). Local planning authorities should consider whether otherwise unacceptable development could be made acceptable through the use of conditions or obligations. Planning obligations should only be used where it is not possible to address unacceptable impacts through a planning condition (paragraph 203).
Draft Revised National Planning Policy Framework (2018)
Consultation on the draft revisions is currently underway and closes in May. The draft revisions reinforce the governments priorities to significantly boost housing numbers.
Greater Norwich Local Plan
Broadland District Council together with Norwich City Council, South Norfolk Council and Norfolk County Council are working together to prepare the Greater Norwich Local Plan which will include strategic planning policies for the area. The authorities have established joint working arrangements under the Greater Norwich Development Partnership (GNDP). The Greater Norwich Development Partnership are currently preparing the new Greater Norwich Local Plan. The GNDP has recently consulted on growth options and proposed site allocations.
7. EVALUATION
Section 38(6) of the Planning and Compulsory Purchase Act is the starting point for determining the application, i.e. applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise. The following assesses the proposed developments compliance with the development plan, including the extent of any policy conflicts, and considers any material considerations including the NPPF.
The NPPF at paragraph 47 states that local planning authorities should boost significantly the supply of housing. As part of this LPAs are required to provide a five year housing land supply. The Greater Norwich Development Partnership (GNDP) a joint partnership of Broadland District Council together with Norwich City Council, South Norfolk Council and Norfolk County Council is bringing forward the Greater Norwich Local Plan. The Annual Monitoring Report 2016-2017 (April 2018) produced by GNDP has confirmed the housing supply as 8.08 years. The Greater Norwich City Deal to bring additional jobs and homes to the area would increase the housing supply requirements. However even with this added demand the supply would be in excess of the five year threshold at 6.82.
Principle
As set out in policies 9 and 12 of the JCS Taverham is a settlement in the Norwich Fringe parishes identified as an appropriate and sustainable location for additional development to contribute to the housing requirements for growth in the Norwich Policy Area. As set out in the Greater Norwich Local Plan Site Proposals document 2017 Taverham is described as having a good range of facilities including a primary school, secondary school, village hall, food shop, pub, garage, outdoor recreation, church, library, doctors’ surgery, dentist and a bus service. In addition, allocation TAV1 has planning permission for a supermarket, petrol station, restaurant and commercial uses.
Given the location this proposal is in accord with the settlement policies.
The Site Allocations DPD identifies the settlement limits for Taverham on the policies maps. The site is located to the south, outside but immediately adjacent to the settlement boundary which runs along the driveway. For the purposes of the Local Plan the site is therefore designated as within countryside. Policy GC2 of the Development Management DPD states that new development will be accommodated within the settlement limits. However, the policy does go on to permit development outside of these limits which will not result in any significant adverse impact where it accords with a specific allocation and/or policy of the development plan.
The site is not an allocation. However, as set out above the proposal has come about as a means to provide funds to facilitate essential works to heritage assets. It is considered this is in line with policy 1 of the JCS in conserving and enhancing heritage assets as explained further below. As such it is considered that policy GC2 allows for such cases
where the proposal meets with policies and objectives set out elsewhere in the development plan.
Facilitating the protection of the heritage asset of Taverham Hall School
Funding for repair and maintenance of heritage assets and investment in their protection for the long term can be very difficult to secure. One way to achieve this is through the development of land – the proceeds of which provide the necessary funding. In this case, the benefits are the provision of funds to pay for essential works to the listed building, Taverham Hall School.
The protection and enhancement of historic assets are identified in the spatial planning objectives of the JCS. Objective 8 is to positively protect and enhance the individual character and culture of the area. Objective 9 is to protect, manage and enhance the natural built and historic environment. This is embedded within policy.
Policy 1 of the JCS states:
‘The built environment, heritage assets, and the wider historic environment will be conserved and enhanced through the protection of buildings and structures which contribute to their surroundings, the protection of their setting, the encouragement of high quality maintenance and repair..’
The Council clearly places considerable importance on the protection of designated and non-designated heritage assets within the district and this is enshrined within development plan policy.
The NPPF at paragraph 126 emphasises that local authorities should recognise heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. Local authorities should take into account the desirability of sustaining and enhancing their significance, the social, cultural, environmental and economic benefits and the contribution made by the historic environment to the character of the place.
A detailed assessment of heritage significance of the heritage assets of Taverham Hall and the historic parklands has been provided in the Heritage Statement. An assessment of the impact of the proposals on their heritage significance concludes that this would result in less than substantial harm at the lower end of the spectrum as summarised below.
Taverham Hall will continue to operate in single ownership as a school. The proposed residential units will be in separate ownership within the historic parkland. However the location is within woodland at the edge of the parkland in an area where a precedent has already been set for a similar arrangement with private houses served off the existing driveway. Generally those areas outside the physical defensible barrier of dwelling curtilage will fall within the legal conveyed boundary and thus will be covered from a legal perspective. The landscaped areas generally fall within a physical curtilage and the private access drive serving plots 3-9 will also be dealt with in the same way. A management company is too big a legal entity to deal with just the road.
Housing Provision
Until the recent publication of the GNDP Annual Monitoring Report (April 2018) it was understood that the there was a shortfall in the housing land supply in the Norwich Policy Area and Broadland. The area now has a housing land supply in excess of five years in line with government policy. Notwithstanding this, draft NPPF and NPPG revisions propose a more rigorous scrutiny of the deliverability of sites. For example it cannot be assumed that all sites with planning permission will deliver housing within five years. Further evidence will be required to demonstrate this will take place.
National planning policy set out in the NPPF aims to boost significantly the supply of housing and deliver a wide choice of high quality homes. It is recognised that the housing targets set are a minimum sufficient to meet housing need and this should not preclude additional sustainable housing schemes being brought forward. This proposal would provide six family houses in a sustainable location thereby contributing to the housing stock of Taverham.
Policy 4 of the JCS requires development of 5 units or more to provide 20% affordable housing provision. The proposal is for 6 units, however no affordable housing is proposed either on site or as a financial contribution. As such the proposal is in conflict with this policy. However, this is an unusual project and the particular circumstances of the proposal should be taken into account when applying this policy. This development has a specific purpose in funding the conservation and enhancement of heritage assets, as sought by policy 1 of the Joint Core Strategy, which is a public benefit, it is considered that an exception to policy is justified in this case. This has been discussed with council officers and has informal support for an exception to policy on the basis that the sale profit will be wholly directed to protection of heritage assets.
Heritage Impacts
A heritage statement has been prepared which provides an assessment of the heritage significance of the heritage assets which may be affected by the proposal. These are Taverham Hall as a designated heritage asset and the Historic Parkland as a non- designated heritage asset as defined by Annex 2 of the National Planning Policy Framework (NPPF) (2012). The statement concludes the proposed development will have only a limited impact on the significance of Taverham Hall and its Park.
Joint Core Strategy (2014) Policy 1 states that the built environment, heritage assets, and the wider historic environment will be conserved and enhanced through the protection of buildings and structure which contribute to their surroundings, the protection of their settings, the encouragement of high-quality maintenance and repair and enhancement of public spaces. The proposals are considered to have only a limited impact on the setting of Taverham Hall and the proposals will provide revenue for the maintenance and repair of the listed building which is considered to be a key benefit of the proposal.
Development Management Policy EN2 notes that in order to protect the character of the area, development proposals should consider any impact upon, as well as seek to protect and enhance where appropriate Historic Parks and Gardens (amongst other landscape features). The impact on the proposals on the landscape is assessed in full within the LVIA. However, as a non-designated heritage asset it is considered that they proposal will cause some limited harm by virtue of building on what is currently open space. Nevertheless, the development will sit within the existing clearly defined site and will retain the existing tree belts allowing the layout of the park to continue to be interpreted.
Paragraph 17 of the NPPF establishes 12 core planning principles that should underpin plan-making and decision taking. Included among these is the principle that heritage assets should be conserved in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations.
Section 12 sets out policies aimed at conservation and enhancing the historic environment. Paragraph 131 directs local planning authorities to take account of the positive contribution that the conservation of heritage assets can make to sustainable communities including their economic vitality, and the desirability of new development making positive contribution to local character and distinctiveness.
Paragraph 132 requires that great weight be given to a designated asset’s conservation where a proposed development will impact upon its significance. The more important the asset, the greater weight should be. Where, as in this case, there is less than substantial harm, this harm will need to be weighed against the public benefits of the proposals (paragraph 134).
Paragraph 135 notes that the effect of an application on the significance of a non- designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.
In NPPF terms the impact of the proposal is considered to lie within the less than substantial harm spectrum, and indeed towards the lower end of this spectrum. The development would therefore need to meet the tests set out in paragraph 134 of the NPPF in weighing up the harm against the public benefits.
In terms of the impact on Taverham Park as a non-designated heritage asset, paragraph 135 is clear that the effect of an application on its significance should be taken into account in the determining of the application. It is considered that the proposed development will form only a modest change to the character of Taverham Park, being located within an area of the park which has an existing residential context and is compartmentalized by the existing tree belts. It is therefore considered that the proposed development will only have a limited adverse impact on its significance.
The proposed development has sought to minimize harm through the careful location of the proposals, along with a careful selection of materials which will allow the new
buildings to sit discreetly within their site. The retention and supplementation of the trees belts will provide inbuilt mitigation to the scheme which will further reduce their impact. However, there will remain an element of harm that would be towards to lower end of the less than substantial harm bracket but it is considered this is outweighed by the public benefits as set out below.
Impact on Landscape
A Landscape and Visual Impact Assessment has been prepared and accompanies this application. This considers the potential effects of the development on the surrounding landscape. Given the unique and sensitive location the design has evolved through a landscape led approach. The report concludes that the proposed development will provide a high quality residential environment. There will be localised visual and landscape effects, primarily during construction, however the nature and scale of development means that most effects following completion would be negligible. Given this it is considered that the development would be acceptable in terms of its effect on landscape character and visual amenity and as such it complies with policy 1 of the Joint Core Strategy and EN2 of the Development Management DPD.
Residential Amenity
The site is enclosed by dense woodland to the east and south. To the west towards the school there is a substantial tree belt and playing fields beyond. The nearest residential properties are three houses to the north on the opposite side of the driveway. The eastern most house (25 The Street) is set back from the driveway by approximately 56m and is enclosed by a substantial and dense hedge. From the driveway there are limited views of the garage and a long view to the upper storey. The garden is entirely enclosed.
To the north is The Lodge which sits approx. 54m back from the driveway and, as the ground slopes down towards the river, is higher than the site. A substantial tree and hedge belt runs along the south boundary. There are some limited views of the garden from the driveway filtered by existing planting.
The property closest to the site is to the north west and is owned by the school and known at Woodlands and set back around 8m from the Avenue.
The two houses proposed along the driveway, plots 1 and 2 are set back 6m from the frontage. New planting is proposed on the boundary to reinforce the wooded lane character of the driveway.
Given the extent of existing and proposed boundary planting and the separating distance between the houses it is not considered that there would any undue overlooking of the existing properties.
The proposal would therefore be in accord with policy GC4 specifically iii and iv of Development Management DPD.
Traffic and Access
As set out in the Transport Overview developments under eight dwellings do not need to be accessed via an adopted road. The driveway will therefore remain in private ownership. However improvements will be made to widen it, introduce passing places and a footpath which will improve safety and traffic movements for the proposed occupiers. This will also be of direct benefit to the existing properties and the school which use the access.
Off-site works to widen Costessey Road from the junction to the mini-roundabout will have benefits in terms of highway safety for those using the driveway but will also be of wider benefit to all road users.
Visibility splays to appropriate standards will be incorporated into the scheme for plots 1 and 2 and the access road to plots 3 to 6.
Parking is provided in accordance with Council standards.
Given the above it is considered the proposals are entirely in accord with policies TS3 and TS4 of the Development Management DPD.
Flood Risk and Surface Water Drainage
The southernmost part of the site closest to the River Wensum and at a lower level falls within Flood Zones 2 and 3. The northern part of the site is within Flood Zone 1. A Flood Risk Assessment has been carried out and is included within this application. The new housing is to be sited on the northern part of the site within Flood Zone 1. The southern part will not be developed and as set out in the FRA will not affect any critical floodplain storage or cause any obstruction to the natural flow of water.
The land is currently greenfield and as such the new housing and associated hardsurfacing will increase run-off. This will be managed with an on-site infiltration system to contain this within the site. A maintenance scheme is also proposed to reduce the risk of flooding should the surface water drainage system fail. Given the above it is considered the proposal accords with policy CSU5 of Development Management DPD.
Trees
The site benefits from sitting within a heavily wooded area. There is substantial existing tree planting on the eastern, southern and western boundaries and a group of trees in the southern part of the site. An Arboricultural Impact Assessment has been submitted with the application. The proposal will require the removal of one category B tree, six category C trees and a category C tree group. However, this will be replaced with additional native tree planting providing landscape and ecological benefits. All other existing trees on site will be retained including the tree belts to the east and west and the large mature oaks to the south. As such the proposal is in line with policies GC4 and EN2 of Development Management DPD.
Ecology
A desk study and Phase 1 Habitat Survey have been undertaken and accompany this application. The proximity to the River Wensum SAC and SSSI have been taken into account. The site is largely mown grass and has little potential habitat for the species that have been recorded in the area. The report concluded that potentially significant pre- mitigation impacts were not identified as a likely concern for any designated sites or protected species. Nevertheless a range of mitigation measures have been proposed to keep any impacts to a minimum. It is suggested these could be covered through conditions. As such the proposal complies with the requirements of policy EN1 of the Development Management Plan.
Archaeology
An archaeological desk based assessment has been prepared to address Policy 1 of the Joint Core Strategy and accompanies this application and the Heritage Statement. The Proposal will implement the recommendations of this should planning permission be granted and it is expected that any further evaluation work would be a condition of any such approval.
Utilities
A Utilities report has been submitted with the application. This is a greenfield site with no current servicing provision. As set out in the report the connections for drainage, potable water, electricity and telecoms can be provided. Surface water drainage will be by means of infiltration drainage soakaways. A schematic design is provided within the Flood Risk Assessment. A pumping station (underground) for foul drainage is proposed adjoining Plot 1 and the small above ground box) can be adequately screened.
8. SUSTAINABLE DEVELOPMENT
In making this assessment account has been taken of:
Section 38(6) of the Planning and Compulsory Purchase Act 2004 which requires that proposals be determined in accordance with the development plan unless material considerations indicate otherwise;
The Development Plan;
The Planning (Listed Buildings and Conservation Areas) Act 1990; and
Other material considerations, specifically the Framework and the associated Guidance.
In terms of compliance with the Development Plan this statement has demonstrated that the proposed development is in accordance with the Development Plan in respect of impact on location, heritage assets, residential amenity, trees, highway, biodiversity, drainage and car and cycle provision.
With regard to Policy GC2 of the Development Management DPD the policy permits development outside of these development limits where it accords with a policy of the development plan and there are no significant adverse impacts. It is considered that the proposal is in line with policy JC1 in directly facilitating the conservation and enhancement of heritage assets through essential repair and long term protection.
It is acknowledged that the proposal is in conflict with policy in relation affordable housing provision. However it is considered that the benefits of the development outweigh the lack of affordable housing.
The NPPF identifies three dimensions to sustainable development: economic, social and environmental. This proposal would provide direct benefits:
Provision of essential repair works and the long term protection of grade II listed Taverham Hall – would provide social, cultural and environmental benefits in the preservation and enhancement of this heritage asset for the long term and for future generations;
Provision of six family houses providing social benefit in contributing to the housing stock and range of house types in Taverham;
Improvements to school buildings and facilities upgrading the living and learning accommodation for pupils and staff leading to social and environmental benefits;
Improvements to the access road, junction and widening of Costessey Road providing social, environmental and economic benefits in improving infrastructure, safety and accessibility;
Provision of jobs during construction of the housing and related works to Hall provides an economic benefit;
The household spending generated by the new occupiers on goods and services in Taverham is a small but sustained economic benefit; and
Environmental benefits accrue from the ecological enhancements through new planting.
9. CONCLUSION
For the above reasons, it is considered that planning permission should be granted as the proposed development is compliant with the main thrust of the development plan, save for the conflict with affordable housing policy and the limited conflict with the settlement boundary.
Such policy conflicts are outweighed by the benefits of the scheme most notably the long term protection of heritage assets.
It is clear that the adverse impacts, including any conflict with the development plan, do not significantly and demonstrably outweigh the benefits pursuant to paragraph 14 of the NPPF, which supports the grant of planning permission.
APPENDIX 1 COMMUNITY GROUPS USING THE SCHOOL
The following groups use the Langley School facilities: Swimming Pool Onside Sports Julie Bird swimming lessons Norwich Penguins Dereham Canoe Group UEA Kyaking Natures Puzzle Scouts Canoe Group Eagle Canoe Group Harford Manor School Taverham High School
Sports Hall Norfolk County Cricket Horsford Cricket Club Red Mist Cricket Club Mike Jones Cricket Coaching Aylsham St Giles Cricket Club Marlingford Cricket Club Hardingham Cricket Club Norfolk United Netball Thoroughbreds Netball Vauxhall Mallards Cricket Club Norwich City Hockey Club North Walsham Rugby Club
Grounds Taverham Junior School Cross Country Broadland Health walks – Community Ramblers Club Special School’s Cross Country Taverham High School Central School of Dance Forest Schools Association Norfolk Cross Country – County Junior Schools Outside Live – Open Air Concerts
APPENDIX 2 SCHEDULE OF WORKS (BROWN & CO REPORT)
Schedule of Works
For roof repairs, renovation and associated works at:
Langley Preparatory School at Taverham Hall Taverham Park Taverham Norwich, NR8 6HU
Brown & Co The Atrium St George’s Street Norwich NR3 1AB
Prepared by Fraser Hall RIBA Checked by ______
CONTENTS 1. DESCRIPTION ...... 2
2. CONSTRUCTION ...... 3
3. CHIMNEYSTACKS ...... 4
4. ROOF COVERINGS & associated areas ...... 5
5. ROOF STRUCTURES ...... 7
6. PARAPET WALLS, GUTTERS, STONE WORK & MASONRY AREAS ...... 8
7. GUTTERS & RAINWATER PIPES ...... 9
8. WINDOWs & JOINERY ...... 10
9. INTERNAL WALLS, FLOORS, CEILINGS & MAIN STAIRS ...... 11
Our ref: 17/071 1 Date: 16 November 2017
1. DESCRIPTION
1.1. The following report describes the works expected in association with the roof repairs, and renovations at Taverham Hall, they have been described in reasonable detail and specified where access, investigations and information has been available to do so. The items detail the expected work on site and take into consideration any immediate health and safety issues, ecology influences and specialist access required.
It is expected that given the scale and nature of the works they will have to be carried out to a high standard and executed by competent qualified construction tradesmen in accordance with Listed Building Good Practice, this specification of works and any approved construction details.
1.2. There are a series of roof plans and a Condition Report along with Ecology Survey which should be read in conjunction with this schedule.
1.3. The school main building is a three storey structure, originally constructed as a country house, built in 1859-1860. There have been more recent 20th century extensions to the rear which are expected to have been built in the 1920s–1930s when the property was first converted to a school. Later additions in the form of the music room and girls dormitory, a two floor extension was constructed in 1982. To the rear of the main school building is a separate pair of buildings which house the reception, nursery and pre-prep classrooms. These buildings are not associated with these works and simply form part of the wider immediate school setting.
Our ref: 17/071 2 Date: 16 November 2017
2. CONSTRUCTION
2.1. Referencing the Buildings Condition Report, carried out by Crawley & Co Chartered Surveyors, along with the Listed Building Images of England Schedule Entry for Taverham Hall. The school buildings affected by the proposals are described as follows.
Images of England “TG 11 SE Taverham Costessey Road 7/43 Taverham Hall, Forecourt Balustrades and Gates. – II Country house now school. 1858-59 by David Brandon. Built of red brick with stone dressings and decorations with slate roofs. 3 storied gabled wings, ranged round central light well over staircase hall, forming an asymmetric block, with a lower 2 storey service wing projecting north. Neo-Jacobean design of 2 and 3 light sash windows sliding rectangular ground floor base, with slate spire to left. 3 bay projecting stone porch with pilasters, semi-circular arches and pierced strap work balustrade with ball finials. ½ glazed double entrance doors within. Achievement in gable above, topped by Lion finial supported by corbel head. Wild beasts support turret eaves. Symmetrical south façade, with projecting wings at each end with achievements in the gables. 2 storey rectangular bays below, with pierced strap work balustrades and urn finials. Central canted bay with engaged columns, entablature and pierced strap work parapet with urn finials. Clustered polygonal chimneys with moulded caps and bases. East forecourt, semi-circular in plan, enclosed by stone balustrade with urn shaped balusters. Stone gate piers with pyramidal tops. Wrought iron gates with monogram and overthrow to north, south and east. Good interior detail. Entrance hall with 3 bay arcade with semi-circular arches at south end. Window above fireplace, with semi-circular head, lights the staircase hall. Hall arcaded on 2 sides with semi-circular arches. Asymmetric ½ turn stair with landings. Twisted balusters and pierced strap work strings. Wood grained simulated inlaid doors. Living and dining rooms with much plasterworks. Panelled walls, scrolled pedimented over doors with central medallions. Strap works ceilings. Gift buffet with mirror. 6 panel doors with relief decoration. Gilt pelmets. Marble fireplaces. Marble fireplaces. God marble fireplaces elsewhere on ground and first floors, mostly with C19 cast iron grates.
Crawley & Co Chartered Surveyor “The main house and north wing are traditional construction with solid brick walls supporting traditional softwood roof structures covered in slates. Ground floors in the main house are mostly suspended timber construction. The floor over the cellar is concrete on steel beams. First and second floors are suspended timber joists with floorboards”.
Our ref: 17/071 3 Date: 16 November 2017
WORKS SECTIONS
3. CHIMNEY STACKS
3.1. The associated roof plan and topographic survey of the main school building indicate that there are 13 brick and stone chimney stacks. Generally these are in a satisfactory condition, however there are elements of repointing, replacement pots and some flues to repair. The expected works required are as follows.
3.2. Remove existing vegetation from the top of stacks numbered 3, 6 and 7.
3.3. Repair flaunching and make good.
3.4. Rake out loose mortar and repoint areas using a lime mortar mix ratio 1:2 or 1:2.5 to provide an ideal mix for a good bedding or pointing mortar.
3.5. Replace damaged chimney pot to the chimney stack with associated boiler flue.
3.6. Where there is historic metal work fixed to the surround of stack 4, remove this and make good the areas disturbed either with repaired brickwork or with lime mortar.
Our ref: 17/071 4 Date: 16 November 2017
4. ROOF COVERINGS & ASSOCIATED AREAS Pitched Roofs
4.1. Recovering of all slate roofs to original 1860s building. Works to include: the removal of all existing slates and battens to all the roof sections. All slates that are considered sound are to be salvaged and stored on site for replacement. Any shortfall in the number of slates required should be made up using new UK slate to match existing profile and approved in advance by the Local Authority Conservation Officer.
4.2. Provide a Natural England/Ecology approved roof liner. Expected to be a Type 1F Bituminous roofing felt or Sarking. A breathable membrane is not to be used.
4.3. Provide new 50mm x 25mm softwood treated battens over felt to support tiles.
4.4. Redress all existing flashings where these are sound at roof connections and abutments.
4.5. Renew all lead valleys with Code 5 lead where these are not found to be sound.
4.6. Provide a new domed light as indicated on the roof plan.
4.7. Allow for the repair, where possible, and renewal of the lead flashing and lead valley gutters as detailed on the associated plans.
4.8. All scaffolding in association with roof access and roof works is to have protected caps where this contacts with the building, to minimise any damage during the erection or removal of the scaffold.
Flat Roofs
4.9. Flat Roof (numbered 14) is to have its existing felt removed entirely and the roof section is to be recovered in a Sarna roofing finish, or where necessary via agreement with Conservation, with the best quality mineralized roofing felt.
4.10. All upstands and right-angled sections are to be battened out with a chamfered treated softwood bead to ensure no 90 degree turn in the material at corners.
4.11. The roof sections are to be tested prior to installation for leaks.
4.12. All roofs to be tested post installation for leaks.
4.13. All falls and outlets are to be checked, cleared and made good.
Our ref: 17/071 5 Date: 16 November 2017
Bay Roofs
4.14. Check all bays roofs for vegetation and remove this in full.
4.15. Pressure wash the roof sections to remove debris and any remaining vegetation/organic matter in situ.
4.16. On the bay roof (number 39), remove the existing felt roof and replace any damaged substructure with matching timberwork. Provide new treated softwood timber rolls, altering the level of the decking as required and lay a new Code 6 lead finish to the roof.
Roof Lights
4.17. Remove existing roof lights and strip back surrounding areas.
4.18. Remove acrylic sheeting and provide and fix a new matching glazed timber framed window with double glazed and laminated glass. All to associated approved joinery details. Water Tank Housing
4.19. Remove the existing timber framed shed water tank housing.
4.20. Remove (likely dismantling in situ) the galvanised metal water storage tank.
4.21. Install a new 5000L insulated GRP sectional water storage tank. Provide a new decking area, where the existing supports are no longer sound, as required to support the tank and based on structural engineer’s recommendation.
4.22. Provide a new timber clad pitched roof housing for the new water tank. This housing is to be painted dark grey with a mineralised felt roof.
External Decoration
4.23. Where eaves board decoration is failing or requires repair, the eaves boards are to be sanded back. Where there is a damage which are exposed are to be filled locally and in more serious areas are to be replaced with a spliced section.
4.24. All eaves boards are to be decorated with a primer, undercoat and finished gloss external timber paint to match existing in colour and finish.
Our ref: 17/071 6 Date: 16 November 2017
5. ROOF STRUCTURES
5.1. Where indicated on the proposed roof plans, provide and lay 300mm of fibre glass quilt insulation. This is to be laid in 3 x 100mm layers, at right angles, to cover the existing roof structure.
5.2. The insulation is to be laid taking into account the requirement to provide ecology spaces within the roof void. Where the spaces occur and sarking exist, a raised softwood treated timber deck is to be installed over the top of the insulation. This serves dual purpose. 1) to protect the insulation from any biological elements. 2) Allows a solid structure should the ecology sections needs to be accessed.
Timber Repairs
5.3. Timber repairs are to be executed in accordance with the method and detail as illustrated in any engineering sketches and drawings. Timber sections shall be installed on a like-for-like basis, selecting timber of equivalent size and grade to the existing timber. Care will be taken to ensure that the repair timber fits evenly within the structure and marries in with the adjacent timber members e.g. joists, rafters or studs.
5.4. Where sections of timbers are found to be unsound, new timber sections are to be spliced and bolted in place to structural engineers approved conservation details.
5.5. Where rafters or joists have failed in full lengths, and new sections cannot be spliced in position, the existing rafter or joist is to be left in situ and a replacement timber is to be positioned next to the original timber and fixed in position to purlins, structure or where possible the existing unsound element.
5.6. A full structural survey of all of the roof timbers has not been carried out due to access and inspection limitations. It is expected that a rolling inspection process will be required as each section of the roof is stripped. Alongside this onsite inspection process will be a series of approved typical details. Where the typical details do not cover the onsite repair or structural element then further details will be provided to the local authority for approval in advance of working being carried out. It is expected that a flexible approach will be required to inspection and approval to ensure that works can proceed in a reasonable fashion and the roof areas can be sufficiently protected during the works.
Our ref: 17/071 7 Date: 16 November 2017
6. PARAPET WALLS, STONE WORK & MASONRY AREAS
6.1. Any defected and broken coping stones to the parapet walls are to be removed.
6.2. Renewal of these coping stones is to match in terms of material, joint size and mortar.
6.3. Where the stonework parapet walls are defective, the existing stones are to be carefully removed and like-for-like replacements reinserted with matching stone and mortar joint size and mortar joint material.
6.4. Lead parapet gutters are to be repaired where these are found to be defective.
6.5. Sections of damaged lead are to be cut and removed with new sections inserted and bedded as required.
6.6. Any brickwork damaged during the repair, replacement of the stonework or where the brickwork is damaged, the brick will be an approved match for the existing with mortar joint sizing and type all to match.
6.7. Any vegetation is to be removed from mortar joints and from on top of the stone capping.
6.8. All the stone capping is to be cleaned where reasonably possible using a brush and water and carried out by hand.
6.9. Any defected and broken stonework generally including the stone bands, sills and cornices around windows and the façade of the building generally is to be repaired by a specialist. This will be the case for all masonry works.
6.10. There is broken mythical creature as part of the spire. This is not proposed to be repaired or replaced.
Defective Masonry and Bricks
6.11. Individually sprawled brickwork is to be cut out individually by hand tools. Replacement bricks are to be inserted to match the existing brickwork along with mortar joint size and type. Defective Pointing
6.12. All areas of open or loose pointing within the brickwork is to be raked out by hand ensuring no damage occurs to the brickwork. Replacement pointing is to be installed to match the existing.
Our ref: 17/071 8 Date: 16 November 2017
7. GUTTERS & RAINWATER PIPES
7.1. Remove and dismantle cast-iron gutters. All joints are to be resealed and all guttering is to be re-fixed to the building as existing.
7.2. All bare metal shown on the guttering or areas of rust is to be removed by hand with a wire brush. This is then to be primed and brought forward with a suitable metal undercoat.
7.3. Painting is to include one coat of undercoat and one gloss finish oil paint. The colour to match the existing.
7.4. All cast iron downpipes are to be painted, this includes all scaffolding and brackets.
7.5. Where cast iron down pipes are defective they should be repaired in a section length. Where this is not possible, replacement sections of cast iron downpipes are to be provided in matching diameter and cross-section. This are to be finished in matching paint type and colour.
7.6. Cast iron hoppers and heads are to be cleaned out.
7.7. All hoppers are to be checked to ensure satisfactory discharge of water, appropriate seals and any areas of damage made good. This is to be done by wire brush and by hand.
Our ref: 17/071 9 Date: 16 November 2017
8. WINDOWS & JOINERY
8.1. A complete overhaul and repair of the double hung sash and casement windows will occur. Works will include the easing and adjusting of sashes and associated weights. The renewal of defective pullies, and the renewal of defective or warn sash cords will also occur.
8.2. The replacement of any defective beads or glazing, and the renewal any associated catches will occur on a like-for-like basis.
8.3. All window repairs will be carried out in accordance with prior approved details. Where repairs are carried out these will be on a like-for-like basis.
Crittall Windows
8.4. The Crittall windows in the dining room are suffering from corrosion. Their repair is to occur, with areas of rust and damage to be wire brushed by hand. This will be followed by redecoration which constitutes one coat suitable undercoat followed by one coat gloss finish and colour to match existing windows.
8.5. Allowances have been made to prepare and redecorate all the windows externally.
8.6. All timber windows are to be sanded down by hand using appropriate grades of sand paper to reduce damage to the timber and beading. Any filling should be localised using an appropriate wood filler. Priming and redecoration is to occur to the full frame to ensure a complete and uniform finish.
Our ref: 17/071 10 Date: 16 November 2017
9. INTERNAL WALLS, FLOORS, CEILINGS & MAIN STAIRS
9.1. All cracked, loose and damp affected areas of lath plaster ceilings inside the second floor (predominantly) of the house are to be repaired.
9.2. Where the lath has been damaged new chestnut lath is to be installed.
9.3. All plaster repairs should occur to match the existing. Plasterboard should only be used where wholesale areas ceilings are being removed and this method of replacement is approved by the conservation officer prior to works carrying out on site.
9.4. Decorations to occur and areas made good with matching Dulux emulsion suitable for the like-for-like plaster replacement and repair.
9.5. Where internal walls have been affected by damp, specialist damp proofing work maybe required. This will typically cover rising and penetrating damp where gutters and roof sections have failed externally.
9.6. Defective areas of plastering and any studwork is to be replaced and repaired on a like- for-like basis.
9.7. All decorations are to be in a suitable internal matt emulsion. All decorations are to be applied by roller or brush.
Main stairs
9.8. Investigation has concluded that there are some repairs and remedial works required to the main stairs. These need to be separately specified with a structural engineer’s design. All works to be carried out in accordance with the Conservation Officer’s approved details and Structural Engineer’s design package.
Our ref: 17/071 11 Date: 16 November 2017