North Area Committee 13th May 2010

Application Number: 10/00635/FUL

Decision Due by: 12th May 2010

Proposal: Replacement wall and railings fronting Norham Road.

Site Address: 30 Norham Road Oxfordshire OX2 6SQ

Ward: North Ward

Agent: JCCH Applicant: Mr And Mrs Clarkson

Recommendation:

APPLICATION BE APPROVED

For the following reasons:

1 The proposal is considered acceptable in terms of its design and would both preserve and enhance the character and appearance of the Victorian Suburb Conservation Area. On the basis of the above the proposal complies with policies CP1, CP7, CP8, CP10, NE15 and HE7 of the Oxford Local Plan 2001-2016. No objections have been raised by neighbouring properties or any statutory consultees.

2 The Council considers that the proposal accords with the policies of the development plan as summarised below. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. Any material harm that the development would otherwise give rise to can be offset by the conditions imposed. subject to the following conditions, which have been imposed for the reasons stated:-

1 Development begun within time limit

2 Samples in Conservation Area North Oxford Victorian Suburb,

3 Details of colour and fixings of railings

4 Replacement tree planted within 12 months

REPORT

Main Local Plan Policies: Oxford Local Plan 2001-2016 CP1 - Development Proposals CP7 - Urban Design CP8 - Design Develpmt to Relate to its Context CP10 - Siting Develpmnt to Meet Functionl Needs HE7 - Conservation Areas NE15 - Loss of Trees and Hedgerows CP11 - Landscape Design

Core Strategy – Proposed Changes CSP19 - Urban design townscape char & hist env

Other Material Considerations: This application is in or affecting the North Oxford Victorian Suburb Conservation Area.

Relevant Site History: 10/00271/FUL - Erection of timber lean-to shed at side of house. (Amended plans). Approved 20.04.2010.

09/02237/FUL - Change of use from institution for a college (C2) to family dwelling (C3). Alterations to rear elevation including new external staircase and glazed balcony above basement terrace. Approved 17.12.2009.

Representations Received: None.

Statutory and Internal Consultees: Internal - Conservation Section, Oxford Preservation Trust, North Oxford Association, Residents Association,

Issues: • Visual Impact • Impact in the Conservation Area • Trees

Sustainability:

The site lies in a sustainable location within easy access of shops, services and public transport links.

Officers Assessment:

Site Description and Location

1. The site lies on the south side of Norham Road and accommodates a Victorian semi detached dwelling that is laid out over four floors, including a

REPORT basement. The property has in the past been used by students attending the Cherwell College but is currently being converted back to a single family dwelling house. The site has off-street parking together with a substantial rear garden.

2. The site lies within the North Oxford Victorian Suburb Conservation Area. 30 Norham Road was built in 1881 to a design by architect William Wilkinson. Its construction was part of the Norham Manor estate, which was itself part of the wider development of North Oxford. No. 30 is typical of the style of houses in the street and shares many important characteristics not only with other properties in Norham Road but also the wider Victorian suburb of North Oxford.

The Proposal

3. The front boundary wall is currently in a very poor condition and in need of repair, the original railings are missing. The applicant seeks to restore the character of the front garden inline with what was intended by the original architect and the wider original character of Norham Manor.

4. The application seeks to repair the front boundary brick wall using lime mortar and bricks to match as necessary. The proposal also seeks to reinstate the railings that would have once been visible in the street.

Visual Impact

5. Policy CP.1 of the Oxford Local Plan (OLP) states that planning permission will only be granted for development that respects the character and appearance of the area and which uses materials of a quality appropriate to the nature of the development, the site and its surroundings.

6. Policy CP.8 of the OLP requires new development to relate to it’s setting with a view to strengthening and enhancing local character. New development should seek to reflect the scale, mass, design and materials of the surrounding area to form an appropriate visual relationship.

7. Policy HE.7 of OLP states that planning permission will only be granted for development that preserves or enhances the special character and appearance of the conservation areas or their setting.

8. The proposed replacement of the boundary wall and erection of railings would greatly improve the visual appearance of the front boundary wall of the property and the surrounding street scene. These walls were a core element of the original layout of the area and maintain the continuity of the street scene by providing definition between the public and private realm

9. The proposed railings design has been produced by the Oxford Preservation Trust with guidance from the City Council. The design is representative of what would have originally been used in Norham Road.

REPORT 10. Officers therefore consider that the replacement wall and railings are acceptable in design terms, improving the visual appearance of the existing dwelling and forming an appropriate visual relationship with the surrounding area in accordance with policies CP1, CP7, CP8. CP10 and HE7 of the OLP.

Impact in the Conservation Area

11. The proposed replacement wall and reinstatement of the railings is considered by officers to enhance the North Oxford Victorian Suburb Conservation Area by improving the exterior of the property which over the past years has not been well maintained. The draft North Oxford Victorian Suburb Conservation Area Appraisal seeks to restore the character of front gardens inline with what was originally intended in by the architect, Wilkinson, for the wider master plan of Norham Manor. The proposal accords with policies CP1, CP8 and HE7 of the OLP.

Trees

12. The proposal also seeks to remove the existing damson tree and plant a semi mature replacement of a suitable species to maintain the character of the area. Officers consider this to be acceptable and will impose a condition seeking the species, size and planting location of the replacement tree to be approved in writing by the Council prior to the commencement of works. The proposal accords with policies CP1, NE15 and HE7 of the OLP.

Conclusion:

13. The proposal is considered acceptable in terms of its design and would both preserve and enhance the character and appearance of the North Oxford Victorian Suburb Conservation Area. On the basis of the above the proposal complies with policies CP1, CP7, CP8, CP10, and HE7 of the Oxford Local Plan 2001-2016. No objections have been raised by neighbouring properties or any statutory consultees.

Human Rights Act 1998

14. Officers have considered the Human Rights Act 1998 in reaching a recommendation to grant planning permission, subject to conditions. Officers have considered the potential interference with the rights of the owners/occupiers of surrounding properties under Article 8 and/or Article 1 of the First Protocol of the Act and consider that it is proportionate.

15. Officers have also considered the interference with the human rights of the applicant under Article 8 and/or Article 1 of the First Protocol caused by imposing conditions. Officers consider that the conditions are necessary to protect the rights and freedoms of others and to control the use of property in accordance with the general interest. The interference is therefore justifiable and proportionate.

REPORT Section 17 of the Crime and Disorder Act 1998

16. Officers have considered, with due regard, the likely effect of the proposal on the need to reduce crime and disorder as part of the determination of this application, in accordance with section 17 of the Crime and Disorder Act 1998. In reaching a recommendation to grant permission officers consider that the proposal will not undermine crime prevention or the promotion of community safety.

Background Papers: 10/00635/FUL Contact Officer: Davina Sarac Date: 26th April 2010

REPORT

REPORT