Design and Access Statement Maces Farm, Wyck Rissington, Cotswold, Gloustershire, GL54 2PN April 2021

Design and access statement Maces Farm, Wyck Rissington, Cotswold, Gloustershire, GL54 2PN April 2021

Index / Content 1. Design and access statement from Cotswold’s template 2. Photographs 3. Appendix A, conservation area plan 4. Appendix B, flood risk map

TEMPLATE: DESIGN AND ACCESS STATEMENT FOR DUAL PLANNING APPLICATION AND LISTED BUILDING CONSENT

Name and address of proposed development site –

Maces Farm, Wyck Rissington, Cotswold, Gloustershire, GL54 2PN

List Description Please provide the grade of the building (I, II*, II) and a copy of the list description

Entry Name: Mace's Farmhouse Listing Date: 25 August 1960 Last Amended: 28 May 1987 Grade: II Source: Historic England Source ID: 1154333 English Heritage Legacy ID: 131012 Location: Wick Rissington, Cotswold, Gloucestershire, GL54 County: Gloucestershire Civil Parish: Wick Rissington Traditional County: Gloucestershire Lieutenancy Area (Ceremonial County): Gloucestershire Church of England Parish: Wyck Rissington St Laurence Church of England Diocese: Gloucester

WICK RISSINGTON WYCK RISSINGTON VILLAGE SP 12 SE 1/281 Mace's Farmhouse (formerly wrongly listed as Cottage and cow-sheds 70 yards S. of Mace's 25.8.60 Farm). GV II Former farmhouse, now house. Mid-late C17. Coursed squared and dressed limestone with dressed stone quoins. Stone slate roof with ashlar stacks. Rectangular main body with extensions to both gable ends. C20 extensions at rear not of special interest. Two storeys and attic. Cotswold dormer with 2-light casement off- centre right flanked by 2 gablets. Three and 4-light stone-mullioned casements, the latter with king mullions to the ground floor. Two and 3-light casements to the first floor. 1 1/2-storey extension with Cotswold dormer to left with a 3-light stone-mullioned casement to the ground floor and a 2-light stone-mullioned casement to the dormer. Three-light stone-mullioned casement to former wash-house to right. All casements with leaded panes and stopped hoods. C19 part-glazed door off-centre right within a Tudor-arched surround with imposts and keystones. Hood over door is continued, at the level of the stop over the window to the right. Gable-end and axial stacks all with moulded cappings and skirtings. Stepped coped gables to main body. Interior not inspected.

Listing NGR: SP1913821601 https://britishlistedbuildings.co.uk/101154333-maces-farmhouse-wick-rissington#.YHVX_- hKiUl

Proposed Development – Please provide a brief description of the proposed development

The proposal comprises rear single storey breakfast room extension replacing existing small lean too- addition, reconfiguration of first floor layout and removal of drawing room ceiling exposing existing structure as well as replacement of non-original bifold office doors.

The proposed rear extension will be formed with materials that replicate the existing lean too structure, with the exception of the roof form which will be constructed as a batten roll lead roof with central glazed lantern. The dwarf wall will be build from Cotswold stone ( existing stone to be reused where possible ) The casement windows and double doors will be made from painted hardwood with double glazed panels to match the other fenestration. The oak post will be reused to form a corner post and new oak facing boards will be installed infront of which cast iron deep flow gutters will be mounted leading to a traditional cast iron hopper ( colour to match rain water goods)

The proposal looks to remodel the layout on the first floor. The non original en-suite bathroom between bedroom 2 and 3 is to be adapted along with the entrance into both bedrooms to provide 2 en suite bathrooms. All walls in this area have been assessed and no historic fabric remains. All walls are modern plasterboard and new timber studs. The proposed second bathroom will drain into the existing waste pipes so no additional pipe work will be required. There is a small adaptation proposed to the wall between the master bedroom and bathroom and again this wall is non original and formed of modern materials.

The final part of the proposal looks to remove the recently formed floor/ ceiling above the reception room to return it to a double height space with exposed trusses. The first section of floor has been proposed to remain to provide the client with a mezzanine level, which will be accessed from the existing doorway off the first floor landing. By retaining this structure it will act as a tie to hold the building together and allow new tie beams to be installed on the remained 2 exposed trusses.

Assessment of the surroundings of the proposed development – In what sort of area will the proposed development be located ? Consider its character and landscape as well as its social and economic characteristics.

The proposals are within the curtilage of a listed cottage fronting onto the Wyck Rissinton village green. Wyck Rissington is an unspoiled Cotswold village and the green is within a conservation area. The property is prominent when travelling through the village in both directions and overlooked by and seen together with a number of adjacent listed buildings. Although the rear of the property is barely visible from outside the property boundary, the proposals have been designed to be in keeping with and improve the presentation of the property in this setting.

Consultation - How have you consulted the local community, special interest groups (e.g. national amenity groups, such as the Society for the Protection of Ancient Buildings; the Victorian Society), professionals (e.g. English Heritage, specialist consultants) etc about your development proposals ? If so, please give details.

In March 2021, pre-application consultation took place with conservation officer Laurie Davis from North Cotswold District Council in relation to a set of proposals that included the outbuildings. The preapplication report advised as follows:

- Proposed single storey breakfast room extension

In my view the dwarf wall approach is the most appropriate. This maintains a solidity appropriate to the vernacular architecture of this farmhouse, and avoids anything too akin to a more formal garden room or orangery. As I said, the lead roof should not be continued to the left to full depth to form the porch canopy for the external door here, as this appears as a continuation of the main structure, giving it those longer proportions we needed to avoid, only with a cut away area below. I would limit the porch canopy to a shallower square area of leaded flat, to form a functional smaller covered area, that reads as a separate lesser element. Above the main breakfast room element, please make sure the lantern is centralised. I think we could accept the very shallow simple fall to the lead roof, provided this can be neatly and simply detailed to the side elevation. I am content with the oak posts and casement windows approach, and with the offset French doors, with one casement window the right.

- Changes to first floor layout

Thank you for the very clear photos of the construction of the first floor partitions. These are evidently modern. You also advised the joinery is modern, but we should see some photos of the affected internal doors within the application. Also I pointed out a door and short length of partition being removed to form the new entrance into Bedroom 3, and we just need confirmation of the construction of this area too.

I must advise that it would not be appropriate to widen the opening between the kitchen and breakfast room. This is already a widened opening. I am concerned that anything wider would not only result in greater loss of fabric from the substantial historic masonry rear wall, but that the separation of these spaces as related to the historic plan form and typical historic cellular interior of the historic building would be compromised.

- Raising of living room ceiling

On the understanding that this part of the building formerly had a functional non-domestic use, with no historic inserted ceiling, then we would not object to opening up the proportions of the room into the roof space. I understand the existing room inserted into the loft space here is an entirely modern alteration. We would need to understand what the nature of the roof structure is, and what would be seen within the space in terms of roof trusses and any steels that have potentially be inserted and may be opened up to view.

There are a number of items of internal work that we are unclear on in terms of whether then relevant consents have been obtained. As I advised I would look at the planning history in greater depth at application stage, to see what evidence there is of the former interior structures, in case this has any impact on the nature of the new works to be approved.

- Legislation and policy

As a listed building and one within a conservation area, we would apply our legislative duty to have special regard to preserving, under Sections 16(2), 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990. As designated heritage assets Section 16 of the National Planning Policy Framework is relevant. The conservation of these assets is given great weight, and only genuine wider public benefits are taken into account in the planning balance. Finally policies EN1, EN2, EN10 and EN11 of the Cotswold District Local Plan would be applicable.

April 2021 – further response to revised drawings. Proposed single storey breakfast room extension

Changes to first floor layout

Raising of living room ceiling

On the understanding that this part of the building formerly had a functional non- domestic use, with no historic inserted ceiling, then we would not object to opening up the proportions of the room into the roof space. I understand the existing room inserted into the loft space here is an entirely modern alteration. We would need to understand what the nature of the roof structure is, and what would be seen within the space in terms of roof trusses and any steels that have potentially be inserted and may be opened up to view.

Evaluation – How has your evaluation of the surrounding area and any consultation affected your final scheme ?

The location of the property within an unspoiled, traditional Cotswold village has determined the architectural treatment of the proposals, which are in keeping with and improve the presentation of the property in this setting without affecting the surroundings.

The following sections describes how the proposals have been designed to enhance rather than adversely impact the site, internally and externally.

The site lies within the Wyck Rissington Conservation Area and the Conservation Area map is included at Appendix 1. There is no Conservation Area Appraisal available for Wyck Rissington. Policy EN11 of the Local Plan sets out the requirements for development within the Conservation Areas and states that development proposals should preserve and where possible enhance the special character and appearance of the Conservation Area in terms of siting, scale, form, proportion, design, materials and the retention of positive features. The Policy also seeks to ensure that open spaces which make a contribution to the character and appearance of the CA are not affected.

The development is of a scale and high-quality design that would preserve the special character and appearance of the Conservation Area and accord with the provisions of Local Plan Policy EN11. Conservation area plan is shown in appendix A.

As well as the above, location has been analysed for a flood risk, and the property is in flood zone 1 with a low probability of flooding. See flood map in appendix B

DESIGN COMPONENTS

Proposed Use - How does the proposed use for the site fit in with the surrounding area ? How does your proposed development fit in with the relevant planning policies ?

The private residential use of the site will not change.

The proposals fit with the relevant planning policies designed to preserve the character of the Cotswold Area of Outstanding Natural Beauty, particularly in terms of enhancing existing historic settlements.

Amount of development – e.g. number of residential units; floorspace; volume. Why is that an appropriate level of development ? Does it fit in with the surrounding area ?

The new rear extension will add 13 m2 to the internal floor space of the ground floor, however, due to removal of drawing room ceiling and first floor playroom, it will reduce total footprint by 23 m2 (removal of ceiling / playroom floor is 36 m2).

Layout - How did you arrive at the layout (the way in which buildings, roads, paths, landscaping etc are located on the site) shown in the submitted drawings ?

In the ground floor the layout does not change beyond its extension towards the rear garden within the new breakfast room extension.

The changes proposed on the first floor will not affect the character of the original building and the only discernible difference will be the addition of 1 door leading to bedroom 3 off the landing. This door will be made to match the existing doors in size and character.

The non original playroom will be removed, returning the space which was original part of an outbuilding, back to a double height space.

Scale – How does the scale (height; width and length) of the proposed development fit in with the surrounding area ?

The proposed building is single storey 3.07m deep x 5.00m wide internally (3.37m deep x 5.30m externally) in order to adequately accommodate the required function as a family breakfast / dining room. The extension has a shallow pitched lead roof with lantern, designed to be subservient to the host building whilst respecting its original character. The dimensions of the proposed extension achieves the cohesion requested in the preapplication response. The scale of the main buildings is unaffected .

Landscaping – Give a brief description of and the reasoning for the landscaping (both planting and hard landscaping, e.g. walls; paths etc.) that you intend to undertake ? (We may require a detailed landscape assessment or landscape scheme to be submitted with your planning application.)

These proposals do not involve landscaping

Appearance – Explain and justify the external appearance of the development and the choice of materials/finishes.

The external appearance of the single extension to the main building will be characterised by traditional materials and forms, more specifically:

- Batten rolled lead roof, minimum code 5. It is considered to be the best cladding material due to the design and low pitch of the extensions, being a traditional material, often used on propoeties of this age withing the Cotswolds. The idea is to create an extension sympathetic to the buildings but also to identify it as a new addition which does not compete against the host building. - Cast iron rain water goods including a level, deep flow gutter, painted to match existing. - Cotswolds’ stone dwarf wall. New external walling will be in Cotswold stone and will match as much as possible adjacent existing stonework. - Casement windows and doors in painted hardwood with double glazing to match existing. - Corner post and facing boards in solid oak timber. HISTORIC BUILDING CONSERVATION ISSUES It may be helpful to prepare this in conjunction with the listed building appraisal, which could be incorporated into the Design and Access Statement.

Historic and special architectural importance of the building – Give a brief description of the historic and special architectural importance of the building (including reference to those features included in the listing description.) How will your proposals conserve and enhance that importance ? if there are any impacts, how will these be minimised or mitigated ?

- History of the building:

The listing is provided in full at the top of this statement.

Historic OS maps provide some evidence of the evolution of Maces Farm’s outbuildings.

First reference found is from 1886 where it can be seen the main building comprised five volumes, and four separate buildings completing the property.

OS 25 inch England and wales, 1886

Moving to a map from 1923, which shows small differences in the shape of the independent buildings but not in the main farm house.

OS Six-inch England and wales, 1923

A map from 1965 shows no changed

A full research through the available planning information online shows that the biggest intervention happened in 1998 with the addition of a single and a two storey extension. Additional application have been submitted since which have included incorporating 2 outbuildings into the main body of the farm house and removal and rebuilding of the out buildings to form a pool and pool house.

Current Google Maps picture

- Full planning history available online:

• Erection of external screen walls to outbuilding (retrospective)

Maces Farm Wyck Rissington CHELTENHAM Gloucestershire GL54 2PN Ref. No: 08/03482/FUL | Validated: Wed 03 Dec 2008 | Status: Decided

• Replace close boarded fence to front of property with Cotswold dry stone wall to maximum height of 1.5metres

Maces Farm Wyck Rissington CHELTENHAM Gloucestershire GL54 2PN Ref. No: 08/03217/FUL | Validated: Sat 22 Nov 2008 | Status: Decided • Demolition of existing timber stable buildings, erection of new ancillary domestic accommodation / garaging and associated works

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 08/01287/COMPLY | Validated: Tue 06 May 2008 | Status: Decided

• Replacement of window in north-west elevation with door

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 07/02824/MINAM | Validated: Fri 12 Oct 2007 | Status: Decided

• Additional window in north-west elevation (facing Maces Cottage) Omission of 1 no. small window from south-west elevation

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 07/01993/MINAM | Validated: Thu 26 Jul 2007 | Status: Decided

• Demolition of existing timber stable buildings, erection of new ancillary domestic accommodation/garaging and associated works

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 07/00733/LBC | Validated: Thu 22 Mar 2007 | Status: Decided

• Demolition of existing timber stable buildings, erection of new ancillary domestic accommodation/garaging and associated works

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 07/00734/FUL | Validated: Thu 22 Mar 2007 | Status: Decided

• Erection of Cotswold stone dry stone wall within courtyard

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 06/00850/FUL | Validated: Thu 13 Apr 2006 | Status: Decided

• Erection of two stone clad buttresses to rear of store wall

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 05/01045/LBC | Validated: Fri 29 Apr 2005 | Status: Decided

• Replacement of entrance gates

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 04/03284/FUL | Validated: Thu 23 Dec 2004 | Status: Decided

• Internal and external alterations to existing outbuilding to create additional domestic accommodation. Relocation and replacement of entrance gates. Part demolition of garden walls, addition of garden steps and part lowering of external ground level.

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 04/03139/LBC | Validated: Tue 07 Dec 2004 | Status: Decided

• Provision of two dormer windows to new bedroom in roof space; rebuilding of front wall to increased height, erection of new front wall, piers and gates; relocation of manege; and alterations to ground floor store

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 03/01609/FUL | Validated: Fri 20 Jun 2003 | Status: Decided • Internal and external alterations to provide new bedroom in roof void with two dormer windows, replacement of store-room doors with glazed doors

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 03/01608/LBC | Validated: Fri 20 Jun 2003 | Status: Decided

• Alterations and extension

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 01/02205/FUL | Validated: Mon 01 Oct 2001 | Status: Decided

• Two storey rear extension, replace existing rear entrance door with a window and remove recent modern partitioning

Maces Farm Wyck Rissington Cheltenham Gloucestershire GL54 2PN Ref. No: 01/02206/LBC | Validated: Mon 01 Oct 2001 | Status: Decided

• Retention of minor alterations to dwelling house, repositioning of stables erection of drystone wall and gate and change of use of paddock to domestic garden area.

Maces Farmhouse, Wyck Rissington, Cheltenham, Glos. Ref. No: 99.02085 | Validated: Thu 14 Oct 1999 | Status: Decided

• Retention of internal and external alterations to dwelling house and dry stone walling with oak timber gates.

Maces Farmhouse, Wyck Rissington, Cheltenham, Glos. Ref. No: 99.02084 | Validated: Thu 14 Oct 1999 | Status: Decided

• Single and two storey extensions. Internal alterations and external and scaping Maces Farm, Wyck Rissington. Ref. No: 98.00612 | Validated: Fri 27 Mar 1998 | Status: Decided

- Impact of the proposals to the heritage building and mitigations:

• Removal of existing breakfast room extension and gable end double doors.

The impact of the new single storey extension will be mainly its increase in depth. In order to mitigate the impact of the intervention, a dwarf wall is proposed to be built with the same Cotswold stone as the rest of the built fabric, new windows in painted timber to match current fenestration, corner post and facing board in solid oak to replicate current structure, batted rolled lead roof and centralized lantern to be design accordingly with the age and style of the building.

New cast iron guttering will be installed to be sympathetic with age and style of building and design.

• Reconfiguration of first floor layout.

Reconfiguration of the first floor in order to adapt the layout to the needs of the new owners. An inspection has been taking place in the property with the purpose of identifying original and recent walls and partitions construction. It has been determined that the proposed walls to be demolished are non original and therefore have no impact on the heritage of the property.

New partition walls will be built in timber studs and in accordance with the age and style of the building.

• Removal of drawing room ceiling.

This room was part of a recent remodelling carried out by the former owners. The proposed work looks to reinstate the double height space and trusses to return it to a more historic aesthetic.

To minimize the impact of the intervention, matching materials will be used where possible

- Replacement of bifold doors.

The existing bi fold doors are of poor quality and require replacement. The proposal simply looks to replace these with better quality timber doors with horizontal glazing bars to match the doors on the cable end o the building

Setting – Give a brief description of the setting of the building – describe its surroundings and the impact of the proposed development on those surroundings.

The setting of the property is that of a traditional and unspoiled historic Cotswold village comprising buildings of a similar character and age fronting the village green. To the extent that they are visible, the proposals have been designed to add to the quality of the setting using traditional proportions, forms and materials as noted above.

ACCESS COMPONENTS

Technical advice - Have you taken any technical advice on access issues ? If so, please give details.

This is not considered necessary given the scale of the existing property and proposals.

Relevant Policies - How have the relevant policies influenced your proposals ?

Policies EN1, EN2, EN10 and EN11 of the Cotswold District Local Plan would be applicable:

- Built, Natural and Historic Environment (POLICY EN1) - Design of the Built and Natural Environment (POLICY EN2) - Historic Environment: Designated Heritage Assets (POLICY EN10) - Historic Environment: Designated Heritage Assets - Conservation Areas (POLICY EN11)

Degree of access Will all users (including the young; old; disabled etc) be able to access the proposed development site easily and safely? You do not need to include details of access within the buildings, only access to the development. If disability access is not possible because of the historic nature of the building, please make this clear and explain how you will try and overcome any barriers to access.

The proposals will provide level access to common areas, all in ground floor, but, access to bedrooms (and en-suite bathroom) happens through existing staircase.

The property comprises few buildings, some which can be used as overnight accommodation, and they provide level access to disable people. These outbuildings are not part of the application as no changes are planned on them.

Future access requirements Have you designed the proposed development flexibly enough to allow future alterations if access requirements change ? If so, please give details.

Not applicable.

Emergency access Is there sufficient access for the emergency services ?

Emergency access will not be affected.

Please feel free to add any further design and access information that you feel may be relevant to your application.

Conclusion.

We feel that the proposed rear extension has been design sympathetically to the host building in both scale and appearance. Having discussed the scheme with the conversation officer we have amended the proposal to take on board the comments made about the scale and materials used. The form will appear to sit comfortably into the corner of the existing structure. The materials proposed allow the extension to share a language with the host building whilst at the same time identifying itself as a new structure, aided by the used of the batten roll lead roof. When seen from a distance ( the boundary of the property to the rear) the extension will have a very similar appearance to the existing lean too, thanks to the retention of the dwarf wall in Cotswold stone and painted casements.

The internal works do not effect any historic structure and only look to modernise the property to improve the house for family use. The removal of the non original ceiling in the drawing room will improve the look of the space and return it to more of a traditional outbuilding style structure as seen in the adjacent study.