Outbuildings adjacent to Little Witchingham Hall Design and access statement District Council July 2020 Revision 2

Outbuildings adjacent to Little Witchingham Hall Design and access statement Table of Contents

1.0 Introduction and approach 3.0 2.0 Proposed development 3.0 3.0 Site History 4.0 4.0 Contextual appraisal / Site appraisal 5.0 - 9.0 5.0 Planning policy / supplementary documents 10.0 6.0 Design development 11.0 - 13.0 7.0 Pre - Application advice 14.0 8.0 Design and Access Statement 15.0 - 15.0 8.1 Layout 15.0 8.2 Use 16.0 8.3 Amount 16.0 8.4 Parking 17.0 8.5 Scale 17.0 8.6 Landscape 17.0 8.7 Security and crime prevention. 18.0 8.8 Appearance 18.0 - 19.0 8.9 Access 20.0 8.10 Other design considerations 20.0 9.0 Conclusion 20.0

Aerial photograph

N Red line boundary = approximately 4,875m2 / 0.4875 hectares

The Ring

The Belt

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Refuse collection point Hall Cottages

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client: E Jones 5 10/08/20 Areas altered project: Hall Farm, Little Witchingham Extract of Broadland Council Policies Map, with site Site4 location 27/07/20 Areas plan altered 3 07/07/20 Blue shading added dwg title: Location Plan NOTES Trumpington Road 2 01/07/20 Blue line added Do not scale from this drawing, use figured dimensions only. drawn chk'd date: scale @ A3 Cambridge CB2 9LD 1 17/06/20 Site area revised -- All dimensions to be checked on site. discipline: location circled red’ ARCHITECTURE TH -- 04/07/20 1 : 1250 t: 01223 841841 All drawings to be read in conjunction with other contract documentation. f: 01223 845150 Any discrepancies to be reported to the Contract Administrator before any work commences. project no. dwg no. rev. status. © Copyright Bidwells LLP bidwells.co.uk rev. date description Issued by chk'd 51399 DR-A-0001 5 Planning

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 2 1.0 Introduction and Approach 2.0 Proposed development

Client The proposed residential development comprises as follows:

Edward Jones (Harold Jones Farms Ltd) - Conversion of 8No farm buildings for residential use.

Site Address - Demolition of 3No buildings. Hall Farm Hall Farm - Conversion of 1No building for ancillary accommodation (garage). Little Witchingham - Construction of 2No buildings for residential use. NR9 5NY - Associated parking Introduction - Landscaped amenity areas to ensure the appropriate ecological enhancements and screening. This design and access statement has been prepared on behalf of Harold Jones Farms Ltd in support of a full planning application for the conversion of existing agricultural building into five dwellings (C3) all with associated The proposal is for 5No. residential units; two of which will be single storey and three will be 2 storey parking and landscaped amenity areas at Hall Farm, Little Witchingham. Site location / Character Each dwelling will have a minimum of the following accommodation:

The application site is located in Little Witchingham, north east of , within the Broadland District. • Open plan Kitchen/ Dining room/ Living room • 2 Double bedrooms with en-suites. Hall Farm out-buildings were built in the 19th century with red brick and a combination of slate and pantiled roof coverings. The farmstead forms a typical ‘E-plan’ layout. The proposal include for a minimum of 2No on-plot parking spaces per dwelling.

The Farm barns proposed for development are situated adjacent to Little Witchingham Hall, a Grade II heritage asset Secure and covered cycle parking will be provided to each dwelling (Entry No. 1169362) (Refer to accomodation schedule on page16) The listing reads:

Country house, built 1819 by William Howard. Gault brick, hipped slate roofs. Two and three storeys. 3 x 3 bays. Sashes with glazing bars and gauged brick arches. Modillion eaves cornice. Main facade to west three bays with central bay slightly advanced and flanked by pilasters with moulded capitals. Central six-panelled door. Portico with fluted Doric columns and pilasters supporting an entablature. Corner pilasters. Modillion eaves cornice. Central doorway with doorcase on south elevation, central first floor opening blank. Two storey red brick wing on east side: casements with Conversion to residential segmental heads. Coped red brick garden wall on south side. 2 3 Conversion to ancillary There are no other designated or non-designated heritage assets in the vicinity and the site is not situated within a designated conservation area. All the surrounding area is agricultural. The site area measures approximately 0.48 11 8 7 Demolition and hectares (1.19 acres) and can be seen on the accompanying site plan. replacement building for residential The site is comprised of 12 farm buildings (refer to adjacent plan), Little Witchingham Hall, its gardens and 1 12 10 6 outbuildings lie to the south which are all outside the application red-line. There are also two agricultural barns to the 9 5 4 Demolition and north. replacement building for ancillary The historic barns are not suitable for modern agriculture, are surplus to requirements and require a viable alternative use in order to justify the repair and maintenance costs required to protect the building for the future. A sensitive approach will be taken to convert the buildings for residential use. Diagram illustrating the 12 buildings and their proposed treatment.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 3 3.0 Site History

Ordnance Survey map 1885 Ordnance Survey map 1907 Aerial photograph approx 2000

New building Building Barn Building lost Lean-to constructed constructed constructed Tree lined drive Woodland Tree lined drive New building after 1907 after 1907 after 1907 (the Belt)

Agricultural land

loss of orchard

Little Witchingham Hall Possible orchard Building lost Construction of Hall Cottages Construction of Park view Building lost Building lost

The 1885 Ordnance Survey map illustrates the farm outbuildings north The 1907 map shows additions to the south east and a new building at The original plan form can still be clearly seen on the aerial photograph. of, the grade II listed, Little Witchingham Hall. the rear of Little Witchingham Hall. Various new buildings have appeared in or around the barn complex; The, now dilapidated, agricultural barn complex has survived almost Hall cottages have been constructed to the east but other than that new buildings to the south east, a barn to the north and Park view to the intact to the present day. The farmyard has a traditional ‘E’ shaped form there is very little change. south. with 3 courtyards on the southern elevation. Trees in the orchard and the drive connecting Mark’s Close Lane have A barn running north-south is located on the northern side completes been removed. the farmstead together with the barn complex and hall. Surrounding the buildings on three sides is woodland and open rural agricultural land to the east.

Tree-lined driveways connect Reepham Road to the west and Mark’s Close Lane to the west.

Further information can be found in Bob Kindred’s Heritage assessment.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 4 4.0 Contextual appraisal / Site appraisal Substantially Modern metal clad altered historic agricultural building. The following drawings evaluate the site and its N barn immediate vicinity to help develop an informed architectural solution.

The appraisal will help develop an understanding of the site and its context, provide information into such elements as building heights, building spacing, uses and access.

Findings will demonstrate the constraints and opportunities for development. Long and narrow barn in red brickwork in Flemish Bond. Slate roof.

Lean-to extension to the main barn. Modern double roll clay tile roof. Originally an open byre but now in-filled with vertical metal siding doors.

Red brickwork with a corrugate iron roof. Natural slate roof, hipped asymmetrical natural slate Red brickwork. Pantiled roof. Red brickwork roof.

Natural slate roof, hipped at the northern end. Red brick gable end to Oak tree the south with moulded brick parapet up-stand and wide semi-circular arched door Red brickwork with double Red brick gable at the southern roll clay tile roof end. Clay pantiled roof. Open byres to east and west. Lean-to extension to the main barn. Modern double roll clay tile Lean-to extension to the main roof. Open byre. Residential barn. Modern double roll clay tile gardens roof. Originally an open byre but now in-filled with timber boarding.

Gault brickwork, hipped slate roof

Little Witchingham Red brickwork. Mainly breeze- Hall - Grade II Pantiled roof block with a clay listed hipped at the pantiled roof. Hall outbuildings southern end

Location plan showing building orientations and existing materials.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 5 Site Assessment Building Condition Building condition N

Site analysis showing items such as context, boundary The following drawing has been produced to illustrate Good to fair treatment and important views. the physical condition of each of the outbuildings. Fair Buildings in a very poor to poor condition will need additional adaptation to make them suitable for Fair to poor Vegetation boundary residential conversion. Poor Very poor

Modern metal Open fields clad agricultural building

Vegetation boundary Generally good condition - However Generally good condition - However Very poor - Vegetation Brick wall north elevation rebuilt in brown slates bitumenised and unlikely to growing up building. Fall in Large scale building - brickwork be salvageable ground level. Possible Principle elevations (red) approx 16ft to eaves. access Views over fields Farm buildings

2 3 Yard Hedge Yard Yard Yard Oak tree 11 8 7 SW prevailing Concrete trough winds Low level wall and evergreen Vegetation Concrete post 1 12 10 boundary and wire fence 6 5 Possible access Hall Grade II 9 4 residential listed Hall curtilage

Sun’s path Brickwork in poor structural Fair to poor - Poor - built in condition - sections of the west Structural movement breeze-block facing elevation brickwork have been rebuilt but the façade deviates Views from Hall in both alignment and verticality Poor - displaced roof Building post-date tiles the 1903 OS Map

Poor - notable settlement of Building post-date the 1903 Very poor - Significant structural the roof structure, structural OS Map movement. Blocking up of a high posts would need to be level semi-circular window on the replaced. south façade.

For more information please see Structural Appraisal prepared by Conisbee

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 6 Significance: Impact on Little Witchingham Hall Impact on Little Witchingham Hall N Significance: Impact on barns Impact on outbuildings N

The following drawing demonstrates the potential Large The following drawing demonstrates the potential Large impact on Little Witchingham Hall arising from the impact on the farm outbuildings arising from the conversion. Moderate conversion. Moderate

Alterations made to unit 1 and 12 are most likely to Minor The annotations depict possible changes to the Minor impact on Little Witchingham Hall. Any modification outbuildings and their level of impact. to the southern and western boundaries should be Low Low avoided. The largest impact would be on barn 3, with out Negligible sensitive conversion, this barn has many important Negligible features that adds to its character which include the None elliptical arches, full height double doors and its height. None

Existing openings on the Two existing substantial modern Internally there The height of this building may have north side capable of full height double doors to the north are two very large the potential to allow insertion of a adaptation. elevation adds character elliptical arches mezzanine floor retaining views of the that add character roof structure Building is entirely hidden from the Building is entirely hidden from the Building is entirely hidden from the Likely to involve some Capable of subdivision New openings formed Hall Hall Hall structural repairs both horizontally and on the north side could vertically without greatly utilise the existing altering its external form entrance doorways Largely hidden from the Hall Can be adapted Re-open previous Glazed openings to by boundary wall. without major openings to north. replace the existing alteration to the vertical metal sliding character doors. Conversion would change its appearance but would be an enhancement to the elevation. 2 3 2 3 Partial rebuilding of brickwork ,replacement roof covering and will require additions of window and/or roof 11 8 7 11 8 7 light openings.

Replacement 1 12 10 1 Openings to 12 Alterations necessary 10 roof covering courtyard on to properly address required. south and its poor structural 6 5 east condition. 6 5

9 4 9 4

Southern gable Building is entirely hidden from the Southern gable end adds Glazed openings to Glazed openings to Capable of faces the hall but is Hall character replace the existing replace the existing open adaptation but screened by a screen timber boarding. byre front may require some of evergreens reconstruction.

Southern gable No adverse visual arising from the Building is entirely hidden from the Potential removal of the Structural repairs, some Removal will enhance the spatial Appropriate re- retained with the proposed conversion as the west Hall south brick gable end. New rebuilding of the gable end characteristics of the remaining 19th roofing would be an dwelling set back facing elevation to the rear of the solid brickwork and glazed walls and will require additions century brick outbuildings on the site enhancement behind the farmyard Hall is likely to remain unaltered. new openings to replace the of window and/or roof light walls existing byre side elevations openings.

Removal will enhance the spatial characteristics of the remaining 19th century brick outbuildings on the site

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 7 N Red line boundary = approximately 4,929m2 / 0.4929 hectares

The Ring

The Belt

External site photographs

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Park View

1. 4. 7. 10. client: E Jones project: Hall Farm, Little Witchingham dwg title: Location Plan NOTES Trumpington Road 2 01/07/20 Blue line added Do not scale from this drawing, use figured dimensions only. drawn chk'd date: scale @ A3 Cambridge CB2 9LD 1 17/06/20 Site area revised -- All dimensions to be checked on site. discipline: ARCHITECTURE TH -- 04/07/20 1 : 1250 t: 01223 841841 All drawings to be read in conjunction with other contract documentation. f: 01223 845150 Any discrepancies to be reported to the Contract Administrator before any work commences. project no. dwg no. rev. status. © Copyright Bidwells LLP bidwells.co.uk rev. date description Issued by chk'd 51399 DR-A-0001 2 Planning

2. 5. 8. 11.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 8 Internal site photographs

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7. 8. 9. 10.

11. 3. 1. 2. 5.

4. 6.

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NOTES client: Mr and Mrs E Jones Do not scale from this drawing for construction purposes, use figured dimensions only. All dimensions to be checked on site. project: Outbuildings adjacent to Little Witchingham Hall All drawings to be read in conjunction with other contract documentation. Any discrepancies to be reported to the Contract Administrator before any work commences. dwg title: Existing ground floor plan Trumpington Road © Copyright Bidwells LLP drawn chk'd date: scale @ A1 Cambridge CB2 9LD -- discipline: t: 01223 841841 ARCHITECTURE TH -- 06/03/20 1 : 100 f: 01223 845150 bidwells.co.uk project no. dwg no. rev. status. rev. date description Issued by chk'd 51339 DR-A-1001 Pre-application advice

Photograph view points 3. 6. 9.

1. 4. 7. 10.

2. 5. 8. 11.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 9 5.0 Planning policy / supplementary documents Joint Core Strategy for Broadlands, Norwich and JCS that are relevant to the development proposals are: The Development Plans and guides of relevance for Broadlands District Council comprises of: After each policy title we have noted how they have been addressed. ● Joint Core Strategy for Broadlands, Norwich and South Norfolk JCS (adopted 2014) ● Development Management DPD (2015) ● Policy 1 Addressing climate change ● Site specific allocations of land - Use energy efficient and locally sourced materials (where possible) ● Broadland District Council Design Guide (1997) - Make efficient use of land through the re-use and re-purposing of buildings. ● National Planning Policy Framework ● Policy 2 Promote good design Development Management DPD (2015) that are relevant to the development proposals are: - Respect the historic character of the site. - Use of traditional materials. After each policy title we have noted how they have been addressed. - Promote high quality design to make a positive contribution to the site.

● Policy GC2 - Location of new development ● Policy 3 Housing delivery - Little Witchingham is identified as part of the Countryside in the Great Norwich Development Partnership Joint Core - A housing mix of 2 to 6 bedroom units will be provided. Strategy (Policy 17). Although outside the settlement limits any development should not result in significant adverse impact. ● Policy 17 Smaller rural communities and the countryside - Contributing to housing targets set out in the JCS. - Protection of character.

● Policy GC3 - Conversion of buildings outside settlement limits National Planning Policy Framework paragraphs that are particularly relevant to the development proposals are: - The building is capable of conversion without substantial alteration; demonstrated in the Structural Engineers report. - Re-use of redundant and disused agricultural barns for residential use. After each policy title we have noted how they have been addressed. - The conversion will not have a detrimental impact on the character of the existing buildings. - Gardens will be located within the courtyards to minimise visual impact of “domestic paraphernalia” such as washing ● Sections 16 and 66 lines and children’s play equipment. - Residential curtilage is kept to a minimum. - The listed buildings and its setting it be preserved.

● Policy GC4 - Design ● Paragraph 189 - Promote a high standard of design avoiding any significant detrimental impact. - Bob Kindred Heritage assessment provides a detailed assessment of significance. - Scale, mass and height will not alter through the reuse of buildings. - Domestic landscaping will be kept within the courtyards which are hidden from rural vistas. ● Paragraph 190 - Materials will follow a vernacular palette of materials as required by policy 2 of the JCS. - The design will avoid or minimise any conflict between the heritage asset. - Treatment of space around the building will be treated to suit an agricultural setting. - The layout minimised impact on the neighbouring properties, Little Witchingham Hall and dwellings down Mark’s ● Paragraph 193 and 194 Close. - The heritage assessment categorises the significance of each building the therefore informs and justifies the - Layouts will meet accessible standards. amount of change the building elements can undergo. - Crime prevention measures will be incorporated into the design. - Cycle parking will be provided to encourage an active lifestyle. Set out in Parking standards, Supplementary ● Paragraph 196 Planning Document (SPD) 2007. - The barns are dilapidated and unsuitable for agricultural use. The most viable option is for conversion to residential use. ● Policy GC5 - Renewable Energy - Renewable energy technology and materials will be used to help minimise greenhouse gasses where possible. The ● Paragraph 197 impact of such materials should not have a detrimental impact on the countryside. - The farm outbuildings are not listed in their own right and do not come within the curtilage of the Hall and shall be treated as non-designated heritage assets. Alterations should be judged against the impact on Little Witchingham ● Policy EN1 - EN4 - Environment Hall. - Re-use of redundant buildings will conserve and protect the historic assets from further decay. Community Infrastructure Levy - Mitigation measures will be installed, such as bat lofts, to enhance and preserve wildlife. - Surface and foul water will be dealt with appropriately to ensure there are no adverse impacts on the environment. This charging schedule was adopted by Broadlands District Council on the 9th May 2013 and came into effect on 1st - The rural location provides direct access to the countryside for leisure activities. July 2013. Residential development (C3) will be subject to CIL. - The site is within flood zone 1, an area with a low probability of flooding. The accompanying planning statement provides a detailed assessment of the proposed development against national ● Policy TS4 - Parking and local planning policies and other material considerations. - Appropriate parking and manoeuvring space will be provided. - Set out in Parking standards, Supplementary Planning Document (SPD) 2007; Maximum car parking standards.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 10 6.0 Design development Potential residential amenity space

Key opportunities and constraints Opportunities for private amenity space. Key opportunities and constraints for the development have been identified following a detailed site context appraisal. The points are summarised below and on the following plans; Landscape enhancement - curtilage should Development on this side may effect the The curtilage of the proposed remain open and uncluttered and in harmony view from the open countryside garden development must be wholly contained with countryside. domestication should be avoided. within the defined rural brownfield site. Any development should:

A) Not result in significant adverse impact on the countryside, existing agricultural barns or listed Hall. B) Avoid substantial alteration of the existing fabric and layout. C) Retain historic features and incorporate them into the design. D) Maintain the identity and character of the farmstead E) Deliver high quality design for the conversion of the existing rural buildings F) Be integrated into the local landscape and should be sympathetic with established building traditions. G) Be appropriate to the character of the site and the surrounding area in terms of scale, layout and design of any Private amenity space is provided to proposed buildings. enhancing people’s quality of life. H) Ensure any new buildings makes a positive and significant contribution to the landscape setting of the site. I) Ensure new buildings occupy the same general position on a site as those that are to be replaced. J) Make sure elevations facing the countryside remain as non-domestic as possible. K) Position roof-lights on inside slopes and be of a conservation styling. L) Restrict new openings M) Ensure that parking arrangements are discreet as possible.

Colours

Avoid domestication or Space between buildings Car parking, patios and formal gardens In order to maintain the authenticity and integrity of the farmstead colours and materials introduced should be urbanisation in planting and enhanced with simple etc to be kept out of view within the sympathetic to the traditional buildings. parking by hiding within the landscaping. courtyards. courtyards Below are typical colours found on the site; Shades of reds, browns, whites and black.

Potential Movement = Existing vehicular route around outbuildings Opportunities for movement of vehicles and pedestrians = Proposed pedestrian routes

Supports walking and cycling with direct Retain existing access access to the countryside. arrangements

Form pedestrian route through Cart entrance Cart entrance existing barn arches/doors.

The following diagrams illustrate how design decisions have been made. Surface materials should be sympathetic to the rural character of the site (such as gravel). Cart ‘exit’ Cart ‘exit’

Secure and satisfactory provision Secure bicycle storage should be (meeting the district council minimum provided. standards) must be made for parking.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 11 Proposed Demolition / Replacement Elevation treatment

Opportunities for adaptation Adaptation to retain character.

Retention of as much significant The existing appearance of the historic fabric as possible is a building(s) should be retained. fundamental part of any good Historic farmyard E shaped layout to be retained. adaptation.

New buildings to be of an appropriate scale, mass and design and have a positive and significant contribution to the landscape setting. Existing north elevation Re-roof salvage slates where possible.

Ventilation slits and openings in the masonry Minimise alterations to prominent and rebuilt to reflect the historic character and glazed. significant external elevations.

Stained timber doors

Possible removal of Removal will enhance the spatial Building to be early 20th century characteristics of the remaining 19th replaced and built century brick outbuildings on the site in a similar position building. Retain existing walls. Proposed north elevation

Building 5 to rebuilt in its current form if Replace barn doors with new maintain The barn door opening will be replaced with economically unviable for refurbishment original appearance. glazing and solid timber doors fixed open to subject to additional structural maintain the simple agricultural character. Building History strengthening Glazing set back deep into the reveals. Age of buildings identified from OS maps. Removal of a later additions that are unsympathetic to the original farmstead.

Pre 1903 Byre used for housing cattle currently unfilled Post 1903 with a timber screen. Open cart entrance

Existing courtyard elevation Expose columns Black painted iron / hidden by timber aluminium rain water screens. goods. Roof-lights on inside faces of courtyards (will not face the countryside) - Flush conservation type.

Avoid substantial alteration of the existing Newer buildings to be Newer buildings to be Increase head fabric and layout. removed removed height by cutting back roof. Proposed courtyard elevation Timber with clear Vertical timber cladding referencing cladding found finish to emphasise elsewhere on the site but in a ‘contemporary’ style. openings.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 12 Wall and window openings Existing and new fabric

The historic pattern of windows is a direct product The barns themselves are not curtilage listed by Demolished walls of the function. Consequently farm buildings are association to Little Witchingham Hall. However they New walls characterised by few external openings. are considered a locally-identified Heritage asset and therefore would be classed as a The design should make use of existing openings heritage asset in terms of the NPPF. The conversion without changing their size. New opening formations will need to be a sensitive retaining as much existing should be limited. fabric as possible. The building should be capable of Ventilation slits in-filled Large barn with double entrances alteration with the minimum of extensions.

Demolition of existing Timber framed open buildings should happen fronted cattle sheds only when strictly have been temporally necessity. in-filled restricting light.

Removal of inappropriate buildings to Building 5 to rebuilt in its improve the visual and environmental current form if economically The impact of light arising from the Glazing and frames should Ventilation slits in Utilise the light amenity of the countryside. unviable for refurbishment development is considered when be deeply recessed, or the masonry rebuilt entering the great subject to additional structural It is important to determining planning applications new bedded directly into or to reflect the historic midstrey doors strengthening. protect the character openings will be kept to a minimum behind masonry to reduce character and glazed. and setting of the The design is informed by Limited Internal partitions Open plan layouts to retain reflections and visual the local vernacular. the original appearance. impact farmstead. Any elevation open to the New development to countryside should be be of the very highest kept as non-domestic standard in terms of as possible design and appearance and it must make a positive and significant contribution to the Original open sided cart landscape setting of the lodges/cattle house re- site. established and opened up reflecting their its original function.

Openings on eastern side will not effect All proposed openings face away Barn rebuilt in similar form To minimise the impact on the setting of The physical footprint of new Any new additions should be in keeping the setting of Little Witchingham Hall from the hall therefore have no the grade II listed Little Witchingham Hall buildings must be no greater with the original farmstead in layout, significant impact on its setting. the southern elevation should undergo than that of the existing scale, form. little change. buildings.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 13 7.0 Pre-application advice

An application for Pre - Application Advice was submitted in December 2017 (Ref- ENQ20180021) seeking comments Plan submitted for ENQ20190047, 14th March 2019. on a proposed development consisting of:

- Conversion of a collection of barns to 6 dwellings.

The application contained a planning statement listing relevant policies, current and historic site location plans, sketch plan proposals and an annotated aerial photograph.

A site meeting was arranged with Broadland District Council on 15th February 2018 with Christopher Rickman, Senior Planning Officer, and Kate Knights, Historic Environment Officer.

Written feedback was received 14th March 2018 and summarised below: o Little Witchingham Hall is a grade II listed and it is unclear whether the barns are curtilage listed: They will be considered locally-identified heritage assets either way. o No objection to the principle of the proposals. o Conversion would require a sensitive approach to avoid any negative impact on Little Witchingham Hall. o Four units preferred. o Evidence of their structural conversion possible without substantial alteration. o Justification required for removal of elements. o Retain “open nature” of the large threshing barn o New openings considered to reflect the character of the barns. o Sensitive landscaping strategy. o No objections from Highways.

A response was provided 25/4/2018, demonstrating that the barns are outside the curtilage listing and gave additional 1 information on the design principles. unit 4 garden

Mr Rickmans response, 6/6/18, is summarised: 2 4 o Confirmation the barns are not curtilage listed . Unit 1 unit 2 garden unit 3 garden unit 4 garden o Too many units garden o Rearrangement of threshing barn advised. o Further drawings required for comment. unit 5 garden 5

An architectural report explaining the design rational for the development was submitted for a further pre-application advice on 25th January 2019 (Ref- ENQ20190047) and the Council made the following comments on 25th February 2019:

3 o 5 units an improvement. o Bedroom/living accommodation ratio unequal. o Alterations to the eastern gardens required. Relocate unit Relocate unit 5 garden to 5 parking to o Suggestions on internal alterations put forward. unit 5 parking - southern elevation - suggested 15/3/20. suggested 15/3/20. Prior to a formal meeting at Broadland District Council Offices, 14th March 2019, an addendum was added to the report with a revised plan incorporating the planners comments. Formal written advice was provided the subsequent day: Unit 1 = 4 bedroom o Revised internal layouts considered acceptable. o Eastern gardens an improved layout but further adjustment required to improve amenity space. Unit 2 = 4 bedroom

Unit 3 = 3 bedroom

Unit 4 = 5 bedroom

Unit 5 = 2 bedroom

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 14 Bedroom on Bedroom on Double height Living/dining/ 8.0 Design and access statement 1st floor 1st floor kitchen

8.1 Layout

The layout has been largely dictated by the existing building. Analysis on previous pages has informed the layout. Bedrooms at 1st floor Double height Living/dining/ kitchen

1st floor plan

Existing building divided between Glazing to the barn door opening Rooms set adjacent to setback to habitable accommodation and has been set back to minimise allow natural ventilation and lighting. garage. impact.

The barn is characterised by its open interior with exposed roof structure, large double height spaces will maintain this relationship. unit 4 garden

unit 1 garden unit 2 garden unit 3 garden unit 4 garden Unit 5 garden

New lean-to form bedroom

Vegetation (Oak Tree) to be removed. Ground floor plan Open plan living/dining Parking accommodated within New buildings on and kitchen designed cart-sheds/outbuildings similar footprint. to benefit from as much light as possible from the single sided opening. 2 bedroom unit Parking accommodated within cart-sheds

1st floor plan

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 15 8.2 Use Total Footprint The site comprises of 12 Agricultural buildings that will be converted to residential, use class Overall existing footprint 1521.8m2 C3. Overall proposed footprint 1479.6m2 8.3 Amount Overall existing GIA** 1426.2m2 The proposed scheme involves the conversion of the barn into 5No. residential buildings. Overall proposed GIA** 1543.8m2

The site is approximately 0.48 hectares (1.19 acres). ** Any structure with 3 walls under a roof covering.

Schedule of accommodation

Unit 1 Unit 2 Unit 3 Unit 4 Unit 5

Space Area Space Area Space Area Space Area Space Area

Footprint* 251.1m2 Footprint* 257.7m2 Footprint* 252m2 Footprint* 310.4m2 Footprint* 95.4m2 Ground GIA* 210m2 Ground GIA* 231.8m2 Ground GIA* 210.6m2 Ground GIA* 276.3m2 Ground GIA* 76.6m2 First GIA* 96.4m2 First GIA* 77.4m2 First GIA* 33.4m2

Total GIA* 210m2 Total GIA* 328.2m2 Total GIA* 210.6m2 Total GIA* 353.7m2 Total GIA* 110m2 * Excluding garage/car port

Room Area Room Area Room Area Room Area Room Area

Kitchen/Living/Dining 65.6m2 Kitchen/Living/Dining 72.4m2 Kitchen/Living/Dining 60m2 Kitchen/Living/Dining 151m2 Kitchen/Living/Dining 50.6 wc 2.3m2 Great Hall 70.5m2 wc 3.4m2 wc 2.7m2 wc 1.9m2 Bedroom 1 16m2 Utility 7.1m2 Coats 2.6m2 Utility 5.5m2 Entrance 5.6m2 Bedroom 1 en-suite 9.8m2 Bedroom 1 28.3m2 Hall 2.6m2 Hall 3.9m2 Bedroom 1 26.5m2 Bedroom 2 13.3m2 Bedroom 1 en-suite 9.9m2 Hall 40m2 Landing 4.2m2 Bedroom 1 en-suite 10.6m2 2 2 2 2 Bedroom 2 en-suite 3.5m Bedroom 1 wc 2m Utility 4.6m Bedroom 1 19m2 Bedroom 2 12m Bedroom 3 3.5m2 Bedroom 2 15.1m2 Pantry 4m2 Bedroom 1 en-suite 4.5m2 Bedroom 2 en-suite 3.4m2 Bedroom 3 en-suite 3.5m2 Bedroom 2 en-suite 8.2m2 Snug 13.7m2 Bedroom 1 dressing 3.4m2 Bedroom 3 store 1.2m2 Wc 2.6m2 Bedroom 1 17.2m2 Bedroom 2 18.9m2 Bedroom 4 16m2 Bedroom 2 dressing 4.5m2 Bedroom 1 en-suite 9m2 Bedroom 2 en-suite 5.5m2 Bedroom 4 en-suite 3.3m2 Bedroom 3 15.1m2 Bedroom 1 dressing 4.9m2 Bedroom 2 store 1.6m2 Entrance hall 20.5m2 Bedroom 3 en-suite 6.5m2 Bedroom 2 13.7m2 Mezzanine 17m2 Hall 24.6m2 Bedroom 3 wc 1.5m2 Bedroom 2 en-suite 5.3m2 Bedroom 3 19.1m2 Store 1.2m2 Bedroom 3 dressing 4.5m2 Bedroom 2 store 1.5m2 Bedroom 3 en-suite 5.5m2 Utility 8.3m2 Bedroom 4 28.4m2 Bedroom 3 14.8m2 Bedroom 4 19m2 Garage 49.7m2 Bedroom 4 en-suite 9.9m2 Bedroom 3 en-suite 5.3m2 Bedroom 4 en-suite 8.2m2 Bedroom 4 wc 2m2 Garage 55.1m2 Bedroom 5 23m2 Landing 25m2 Bedroom 5 en-suite 3.7m2 Car port 49m2 Bedroom 5 store 2.2m2 Bedroom 6 12m2 Bedroom 6 en-suite 3.7m2 Bedroom 6 store 1.1m2 Car port 54.3m2

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 16 8.4 Parking

Vehicle

Broadland District Council sets out maximum standards for car parking stated in Parking standards, Supplementary Planning Document (SPD) 2007.

Maximum 2No spaces for a 2 or 3 bedroom unit. Minimum 3No, maximum 4No spaces for a 4 bedroom or more bedroom unit.

Parking provision is as follows:

Unit 1 (4 bedroom) = 3No spaces; 2 within a garage and 1 external Unit 2 (4 bedroom) = 3No spaces; 3 within a car port Unit 3 (3 bedroom) = 3No spaces; 3 within a garage Unit 4 (6 bedroom) = 3No spaces; 3 within a car port Unit 5 (2 bedroom) = 2No spaces; 2 external

In the conversion of the rural buildings is it important to minimise the impact of cars. With the exception of unit 5 all vehicles will be hidden from sight with the ability to store cars under cover.

Garages areas for unit 1 and 3 are 49.7m2 and 55.1m2 respectively.

Minimum car parking spaces are 5m x 2.5m. View within building 4 View within building 1 courtyard

Parking is situated in close proximity to the front door for easy accessibility to the dwelling. Recessed screen set back from original wagon Existing brick wall utilising the current openings. New entrance. Open ‘threshing floor’ exposing the roof timber clad wall set behind the structural columns. trusses retaining original atmosphere. Cycle parking requirement

Broadland District Council sets out minimum standards for cycle parking stated in Parking standards, Supplementary Planning Document (SPD) 2007. 8.6 Landscape

Residents at 1 space per unit. The farmstead is surrounded on 3 sides by a band of tree coverage but is exposed to the rural landscape on its Visitors at 1 space per 4 units. eastern elevation.

Cycle parking for residents should be covered and secure. Elevations facing the rural landscape will remain as non-domestic as possible. The impact on the countryside will be minimal on the northern, western and southern elevations and shall remain largely unaltered retaining the existing 8.5 Scale gravel track running the perimeter of the site.

DPD policy GC4 (design) states that the scale, mass and height should not alter as a result of the conversion. Residential curtilage will be visible on the eastern elevation with the formation of gardens for units 4 and 5. Timber post and rail fencing will mark boundaries with evergreen hedges running alongside will provide a typical rural The 49m long threshing barn is the most principal building on the farmstead. Its top level of hierarchy is demonstrated appearance. by the overall height towering over the smaller single storey buildings and visually dominant in the landscape. An existing oak tree will be removed but numerous replacement trees will be planted to compensate for the loss. New buildings will be significantly lower then the ridge line of the threshing barn. Residential amenity space for the remaining 3 properties will be set within the courtyards providing complete privacy. The size of the threshing barn is significant. The barn is characterised by its open interior with exposed arcade of scissor trusses holding up the slate roof. The large threshing doors, facing north, would have allowed crops to enter Treatment of space around the building will be treated to suit an agricultural setting. The courtyards will be from the fields. The crops would then be processed and the waste material would exit via the opposite arched doors landscaped with locally sourced brick, cobble/setts, gravel and natural stone paving. Low level grasses, hedging, pot for use in the courtyards by animals. planting and laid lawns will be used for soft landscaping.

The threshing barn has been divided into two properties. Between sets of opposing doors each property has been designed with a large ‘threshing floor’, or function space, with views up to the underside of the roof trusses to reflect the character and history of the buildings original function.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 17 8.7 Security and crime prevention

Due to the remote nature of rural buildings a good standard of security is important. The diagram below demonstrates Openings measures introduced. The existing appearance of the buildings should be retained, typically historic agricultural buildings have very few openings. The use of gravel drives acts Cycle store will be of a robust Minimal opening on as a deterrent against crime as construction and doors will be public facing elevations. Maximising daylight without compromising the character is important. New window openings will be avoided the noise created by footsteps lockable. Lighting will be provided maximising the use of existing openings. on the gravel can be heard from in close proximity. Open landscape properties. allows for The threshing barn has two large openings, with solid timber doors, on the northern elevation. Smaller arched Intruders to be openings are on the opposite wall opening into the courtyards. visibly recognised. Long entrance The large northern openings provide a large source of light into the interior. Infilling the opening with glazing would be drive with clear unsympathetic removing the impression of a void. To follow the existing pattern and reduce the impact of a of a new lines of sight, glazed screen, glazing will have be recessed as far as possible. intruders visible Space between buildings to be from distance. These openings extend from ground level to eaves. The proportion is split 3/4 to 1/4 with doors, split into four shared which sections, and a fixed screen above. The door details will be preserved with a refurbished/new set of doors set in an set out to open position. A screen will run at eaves level. Secure by design create a sense windows and of community The harvested corn crop needed to be kept dry in well ventilated conditions which is why diamond ventilation slits are ownership. doors. scattered along the elevation. This have been unfilled over time but to bring additional light they shall be reinstated and glazed. Majority of Car parking areas openings open enclosed. Where existing openings are glazed the windows will have dark frames and set back deeply into the reveals to be as onto individual unobtrusive as possible and minimise reflections. courtyards The courtyard plans provides the opportunity to introduce a large amount of openings to the existing structures. Generally the buildings facing the courtyard are cattle sheds (byre) or cart shelters, these open fronted structures allows for the introduction of windows without altering the structure or appearance significantly.

New horizontal timber clad walls will be set behind the columns of the open fronted shelters. Windows and doors will have pale frames to contrast with the black wood facade.

Roof-lights Sturdy gates and brick walls Individually walled courtyards Retaining the perimeter road

set at a suitable height to deter defines private space. encouragesclient: the movement NOTES Mr and Mrs E Jones Do not scale from this drawing for construction purposes, use figured dimensions only. All dimensions to be checked on site. project: Outbuildings adjacent to Little Witchingham Hall To prevent glare roof-lights will be positioned on the inside slopes of the courtyards. Flush type conservation style All drawings to be read in conjunction with other contract documentation. Any discrepancies to be reported to the Contract Administrator before any work commences. dwg title: Unnamed Trumpington Road intruders. © Copyright Bidwells LLP around the site. Cambridge CB2 9LD drawn chk'd date: scale @ A1 Checker discipline: t: 01223 841841 ARCHITECTURE Author Checker 07/21/20 1 : 200 f: 01223 845150 bidwells.co.uk with glazing bars will be used. project no. dwg no. rev. status. rev. date description Issued by chk'd 51339 DR-A-1013 Planning 8.8 Appearance

Materials

The farmstead buildings are predominantly single storey with slate/tiled roof construction. Walls are either brick or timber clad.

The courtyards have areas of hard-standing or compacted aggregate.

The structural engineer’s report demonstrates that the buildings are generally capable of alteration. The scheme retains external walls and works with these constraints.

There are a couple of areas where demolition is proposed; a concrete block structure that is an inappropriate recent addition to the farmstead and a lean-to structure on the eastern elevation which is in a very poor state of repair. A plinth of black brick will be used To ensure new additions have a positive contribution on the heritage asset and landscape setting new buildings will as a base for the new cladding be constructed on a similar foot print and of a equal scale. Black will not compete with the existing red brickwork but will To harmonise with the existing building a pallet of materials inspired by the those found on the farmstead will be used. Board on board timber cladding Cladding inspired by existing highlight a distinction between new will merge with the existing fabric. vertical timber cladding and doors. and old.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 18 Perspective rendered views

North-west elevation North-east elevation South-east elevation

South-west elevation Unit 2 Courtyard Unit 4 entrance

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 19 8.9 Access

Vehicular Access Ecology

The boundary red line connects to the public highway, Reepham Road. An Ecological Study, prepared by Hopkins Ecology accompanies this application.

There will be no changes to the highway. In accordance with the provision of Chapter 11 of the National Planning Policy Framework (Conserving and Enhancing the Natural Environment), Local Planning Policy and CIEEM (2019) Biodiversity Net Gain, every effort Visitor parking will not be allocated and visitors will use the gravelled road running the perimeter of the site. should be made to enhance the biodiversity value of the site.

Inclusive Design The survey identified the presence of roosting bats and have been recorded. Dormer access into a ‘bat loft’ has been provided on the western end of the threshing barn. The proposals will comply with standards under part M of the Building Regulations. Refuse Buildings are predominantly single which allows easy adaptation and safe convenient level access for people with disabilities. Refuse will be collected from Mark’s Close. Refuse storage facilities will be provided adjacent to the site entrance.

8.10 Other design considerations 9.0 Conclusion

Flood prevention Since the construction of the outbuildings at Hall Farm the nature of agriculture has changed resulting that the traditional farm building are no longer required for their original purpose. The site has largely become redundant and The site as identified on the Environment Agency flood maps within flood risk zone 1 and therefore there is minimal unused with the buildings becoming significantly degraded. risk to people or property from flooding. The historical significance of the farmstead relates to the large barn, at an unusual scale, the 49m long building is Surface water from the proposed development will be managed through the use of permeable paving. visually dominant in the landscape.

Water The barns have a sufficient architectural presence in the countryside. Conversion works will retain significant features and historic fabric as much as possible and only introduce new openings where strictly necessary; these Surface water - Will discharge via infiltration, please see Drainage Strategy submitted with the application for measures help to respect the buildings sensitivity on the surrounding countryside. reference. Conversion to residential accommodation is considered the most appropriate use with business or commercial Foul water - Will discharge into an on-site waste treatment plant, please see Drainage Strategy submitted with the not practical prospects in this area, there is also no realistic hope that the buildings being returned for agricultural application for reference. activities. Conversion will preserve the buildings for future generations.

Use - Dwellings will secure potable water use of no more than 110 litres/person/day. A majority of the site is capable of conversion, however where elements of demolition are proposed replacements buildings will be modest, constructed on a similar footprint and of a comparable scale. New elements will be built to Light Pollution the very highest standard to make a positive contribution to the landscape setting.

For security external intruder lighting will be installed, this will come on intermittently minimising glare and the spillage The scheme respects the simple traditional character working with the existing floor plan and openings. Internal of light. partitions have been limited and optimising internal layouts has enabled original features to be retained while creating open plan layouts; this was particularly important in the large barn to retain the original vast appearance and Energy conservation feel.

It is more difficult to obtain highly efficient buildings through a conversion, compared to a new build.The building The curtilage of the proposed development will be contained within the brownfield site with ‘domestic’ landscaping will aim to achieve an efficiency rating that meetings current building regulation standards. Upon completion a SAP visually unobtrusive hidden within the courtyards. The curtilage will remain open and uncluttered in harmony with the certificate will be issued to building control. landscape character.

The ecology report states the site has negligible ecological or biodiversity value and re-development proposals will have no adverse impact on biodiversity.

This proposal demonstrates a well planned adaptation of agricultural buildings, within the countryside, to provide high quality residential accommodation that respects the traditional character of the farmstead.

Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 20 Bidwells is a trading name of Bidwells LLP, a limited liability partnership, registered in and Wales with number OC344553. Registered office: Bidwell House, Trumpington Road, Cambridge CB2 9LD Outbuildings adjacent to Little Witchingham Hall Design and access statement Page 21