Design & Access Statement

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Cottage Extension & Refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX

berrys.uk.com Contents

Page no.

1.0 Introduction 2

2.0 The Site 3

2.1 The Cottage Site & Context 5

3.0 The Design Strategy for the extension 7

3.1 The Garage 7

3.2 The Cottage Extension 9

3.3 Policies 9

3.4 The Cottage Refurbishment 11

3.5 The Pre-Application Process 12

4.0 Amenity, Sunlight and Daylight 13

5.0 Sustainability 14

6.0 Access 15

7.0 Ecology 15

8.0 Economy 15

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 1 1.0 Introduction

This Design & Access Statement (D&A) accompanies a planning application for an extension to a property called the Cot- tage on Worton Park.

The Park is owned by Worton Estate and lies just outside the village of Cassington, west Oxfordshire.

Worton Park comprises a small business park and a working farm - Worton Farm. There are two grade II listed buildings within the complex: Rectory Farmhouse (nearest to the application site), and The Old Rectory, slightly further west. The application site does not fall within the setting of any other listed buildings and the Cottage itself is not listed. The site is not within an Area of Outstanding Natural Beauty or Conserva- tion Area but it is located within the Oxford Green Belt.

An aerial view of Worton Park (looking south)

Cottage - North-west Elevation

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 2 2.0 The Site

The application site is situated within a small business park located at Worton Farm, which provides a successful mix of attractive rural office buildings for local businesses alongside farm and livery buildings. The farm is organic and registered with the Soil Association and has had a responsible approach to diversification over the years including sensitive barn con- versions, the development of a combined heat and power plant for heating the farm buildings and the establishment of a reed bed system for treating foul effluent prior to discharge into The Cottage location, flanked by the nearby listed buildings (starred) the local water course. The business park is a farm diversification project that provides a reliable income stream into the business to help balance the variable and less reliable income streams associated with organic farming.

The business park is situated within a cluster of buildings rang- ing from very traditional and historic farm buildings to newer extensions and stand-alone barns that have been erected in more recent years as the site has evolved. Two large areas of car parking exist within the business park for employees, oc- cupiers and visitors to the various units. There is a surplus of OS 1900 edition parking within the two on-site car parks.

The manor of Worton is referenced in the Domesday Book re- cords as far back as 1086. In the 1500’s Christ Church College Oxford took ownership until such time that it sold it’s land in Worton in the 1950’s. The key historic buildings appeared at Worton in the 1600’s, extending and evolving through the following centuries. The historic OS maps show the evolution of the complex of buildings at Worton during the course of the first half of the twentieth century. OS 1911 map revised 1938

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 3 Clearly the complex of buildings has a long history as an established settlement/hamlet. The Cottage can be seen as an established building on the 1900 edition of the OS map. At that time the access track running along the northern boundary of the plot on which the cottage sits, defined the original northern extent of the historic complex. Since that time, sev- eral additional buildings have appeared to break the original defined northern extent of the historic complex, including the substantial large scale barns and horse arena further north OS 1960 map which are located on the north side of the track (now the main access road into the park).

Extract from aerial view showing development north of the main access road

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 4 2.1 The Cottage Site & Context

The Cottage is a semi-detached property comprising ‘Midways’ to the south and ‘The Cottage’ to the north. The building sits on the south-western boundary of its site adjacent to the ‘Corner Cottage’ plot. Both cottages have generous garden plots to the east.

The Cottage is a two-storey structure of half stone and half blockwork construction covered with render. It has a pitched, gabled roof of plain concrete tiles. There is a double-bay garage just to the north of the Cottage along with two timber sheds, all of these out-buildings are in a state of dilapidation with collapsed roofs. The garden comprises gravel hardstand- Location Plan ing immediately to the north, providing access to the garage and sheds, a large area of lawn directly to the east with ruderal vegetation further north to the east of the sheds. Site bound- aries are demarcated by stone walls to the south-west, north- west and north-east with the close-boarded timber fence to the south-east.

The Cottage - north-east elevation

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 5 Internally the cottage comprises 4 bedrooms, two are very small, one of which would struggle to accommodate a single bed due to a large chimney place rising through the room along with one of the internal walls intruding as it dog-legs around the stair. The ground floor comprises a lounge, kitchen/diner, bathroom and separate WC. There is a half-glazed lean to conservatory which shelters the front door - this is a later addition and a small cupboard (accessed externally) housing the boiler.

The internal spaces are awkward and do not flow well together. The entrance is semi-concealed within the half-glazed conservatory, once inside you are led between the bathroom and the WC straight into the kitchen/diner. Crossing this room you have to make a dog-leg turn to access the lounge. The stairs to the first floor are on the other side of the kitchen - so from the lounge you have to traverse back through the kitchen again The Cottage: Ground & First floor plans to reach them. In addition, due partly to the small windows and the utilitarian layout whereby services mostly hog the external walls and coupled with the low ceilings, the internal spaces suffer from being dark, oppressive and cut-off from the garden. The long flank wall, adjacent to the Corner Garden plot, suffers from damp due to the higher ground level behind the wall and no effective damp proof measures.

As the property deteriorated, further leaks to the roof led Wor- ton Estate to re-home the incumbent tenants into more suit- able accommodation.

Existing living room Damp - to the west external wall

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 6 3.0 The Design Strategy for the extension & garaging Existing Shed

Existing oil tank

Cottage garden Existing Shed Berrys were approached early in 2020 to look at the potential N O R T H to completely refurbish the Cottage and add an extension to

Existing Manhole and tree bring the cottage up to current standards and to incorporate restrict location of proposed new garage to neighbouring property more contemporary living space. There was also a requirement Possible size of new garage building. With existing restrictions in place access to to replace the existing double-bay garage and provide a further the garage and the parking of cars outside of the garage Existing Garage cannot be housed within their double-bay garage for the neighbouring cottage Midways. own garden.

Without relocating the existing timber shed space in which to locate a new garage building is

IC quite restricted within their own 3.1 The Garage CL63.36 Existing Cottage garden. The determining factors in locating a new double garage to the neighbouring Midways property were:

Neighbouring property Mature tree to be retained 1. Very little space within the garden due to a) a mature Oak tree which sat in the middle of the garden Sunpath and b) a large existing timber shed/workshop.

Worton Farm Estate - Cottage Refurbishment EXISTING SITE PLAN DRG: WA36060/001 DATE: 17/04/2020 A R C H I T E C T U R E Existing Site Plan outlining some of the constraints 2. The need to revisit the access arrangements to Midways. The current access went around the western boundary of the Simplifying the access to Midways, Corner Cottage plot and cut across the south side of the prop- with an entrance from the north erty to reach the Midways plot. This route separated both access, permitting both the Corner properties from their extended gardens to the south. Cottage & Midways to re-connect with their garden plots to the south . The existing Site Plan and maps illustrate this. Amongst the The ‘X’ indicates the current access Estate management it was felt that, if possible, this should which could be removed. be improved to help mitigate unnecessary traffic movements around the site.

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 7 The decision to incorporate the two garages into a single building came from observing local precedent - the site next door. The Rectory Farmhouse has a northern courtyard enclosed by a barn along it’s northern boundary. This was originally stabling/ garage space more recently converted into ancillary accommodation serving the farmhouse.

Therefore, it made sense to locate both garages together, in a single built form, at the front of the site ie. along the northern boundary adjacent to the main access road into the estate.

This neatly resolved the issues of successfully having to locate a separate garage for Midways within the restricted garden space; adding two new domestic scale garage buildings amidst the predominantly agricultural farm buildings at the risk of looking incongruous - this could have been overcome by sensitive design and appropriate material use possibly but Existing Barn to the north boundary of Rectory Farmhouse, it would generate more built form in the green belt. The single creating a distinctive and appropriate agricultural boundary. barn-like form would address the ‘street scene’ with a distinctive agricultural boundary along the access road entering the estate and achieve a degree of privacy to the Cottage garden.

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 8 3.2 The Cottage Extension DO NOT SCALE THIS DOCUMENT - USE FIGURED DIMENSIONS ONLY ALL DIMENSIONS MUST BE CHECKED ON SITE PRIOR TO COMMENCEMENT OF ANY RELATED WORKS. THIS DOCUMENT IS COPYRIGHT OF THE ORIGINATOR, IT MUST NOT BE ALTERED, REPRODUCED OR DISTRIBUTED WITHOUT PRIOR CONSENT. THIS DOCUMENT MUST BE READ IN CONJUNCTION WITH ALL SUPPORTING DOCUMENTS PRODUCED BY THE ORIGINATOR AND OTHER PROJECT DISCIPLINES. OS MAPPING OBTAINED FROM PROMAP LICENCE No. 100022432 REPRODUCED BY BERRYS UNDER OS LICENCE No. 100003668

DISCLAIMER NOTES:

0 1 2 3 4 5 In terms of SCALEimproving 1:100 m the Cottage, and incorporating the re- quired living accommodationN it was considered that a modest extension to the side of the Cottage would be the best way to SCALE BAR & NORTH POINT: Garage achieve this. By locating this to the northern gable end wall

Forecourt and projecting out to the east it would achieve the following;

Garage

THE TACK ROOM WORTON PARK TEL: 01865 953180 CASSINGTON [email protected] OX29 4SX www.berrys.uk.com 1) It wouldORIGINATING provide OFFICE: a desirable boundary to the parking area formed to the south of the new garage building, thereby creat-

Forecourt ing a courtyard. 2) It would allow the extension to achieve a width, from north- Garden west to south-east, to achieve more contemporary living spac- Entrance es without undue detriment to the garden amenity. Kitchen Living over Rooflight W.C. IC Dining 3) It would be following the pattern established at the Mid- clks. SVP HWC ways property which has an extension to it’s north-western Utility/ Plant Hall/Gallery boundary with the Cottage. IC CL63.36

Terrace 4) It would achieve good levels of sunlight for both the extension and the garden. Bed 3

3.3 Policies B Width of Garage reduced by 04.12.20 MM MM 1.6M. Width of Extension reduced by 0.75M.

A Plan to extension amended. 20.08.20 MM MM REV DESCRIPTION DATE BY CHKD EH12 Traditional Buildings H6 Existing Housing STATUS:

OS4 Good CLIENT:Quality Design Worton Estate

PROJECT: Worton Park West OxfordshireFarm Cottage Design Guide PROPOSED SITE PLAN Refurbishment & Extension DRAWING: Proposed Site Plan Scale: 1:100 NE5 Oxford Green Belt SCALE @ A1: DRAWN BY: CHKD BY: DATE: 1:100 MM MM 10/08/20 DRAWING No: REVISION: WA36060-BRY-ST -PL - A -0005 The overarching principal common to all the above policies Proposed Site Plan with regard to extensions can be summed up as follows;

. . . ‘the scale, form and character of the original property

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 9 ELEVATION KEY DO NOT SCALE THIS DOCUMENT - USE FIGURED DIMENSIONS ONLY ALL DIMENSIONS MUST BE CHECKED ON SITE PRIOR TO COMMENCEMENT OF ANY RELATED WORKS. THIS DOCUMENT IS COPYRIGHT OF THE ORIGINATOR, IT MUST NOT BE ALTERED, REPRODUCED OR DISTRIBUTED WITHOUT PRIOR CONSENT. THIS DOCUMENT MUST BE READ IN CONJUNCTION WITH ALL SUPPORTING DOCUMENTS PRODUCED BY THE ORIGINATOR AND Neighbouring OTHER PROJECT DISCIPLINES. Cottage Existing Cottage OS MAPPING OBTAINED FROM PROMAP LICENCE No. 100022432 WEST REPRODUCED BY BERRYS UNDER OS LICENCE No. 100003668 NORTH NORTH

ELEVATION KEY EAST DISCLAIMER NOTES: DO NOT SCALE THIS DOCUMENT - USE FIGURED DIMENSIONS ONLY ALL DIMENSIONS MUST BE CHECKED ON SITE PRIOR TO COMMENCEMENT OF ANY RELATED WORKS. 0 1 THIS2 DOCUMENT IS 3COPYRIGHT OF THE4 ORIGINATOR, IT MUST NOT over Rooflight BE ALTERED, REPRODUCED OR DISTRIBUTED WITHOUT PRIOR CONSENT.

I C SCALE 1:50 THIS DOCUMENT MUST BE READ IN CONJUNCTIONm WITH ALL SUPPORTING DOCUMENTS PRODUCED BY THE ORIGINATOR AND Neighbouring OTHER PROJECT DISCIPLINES. SVP HWC Cottage Existing Cottage OS MAPPING OBTAINED FROM PROMAP LICENCE No. 100022432 WEST REPRODUCED BY BERRYS UNDER OS LICENCE No. 100003668 5 should be sympatheticallyNORTH reflectedNORTH in any proposed changes.’

EAST DISCLAIMER NOTES:

0 1 2 3 4 ‘However, any extension over should remain clearly secondary and Rooflight

I C EAST SCALE 1:50 m

SVP subservient to theHWC originalSOUTH property.’SCALE BAR & NORTH POINT: 5

New living accommodation EASTwas to be housed to the east of SOUTH SCALE BAR & NORTH POINT: the Cottage running out parallel with the north-west gable end THE TACK ROOM ROADWAY WORTON PARK TEL: 01865 953180 CASSINGTON [email protected] OX29 4SX www.berrys.uk.com wall of the Cottage. This gableORIGINATING OFFICE: end wall has been extended 1

2 out 1.8 metres to the north which has enabled a bathroom to

THE TACK ROOM ROADWAY WORTON PARK TEL: 01865 953180 CASSINGTON [email protected] be established to the first floor OX29along 4SX withwww.berrys.uk.com a W.C. and recessed ORIGINATING OFFICE: 1

porch to the ground floorEntrance Roadbut to Worton Parkthe key move was to pull the new 2 3 extension further to the north helping to generate more garden

4 4 Materialsamenity. Key This space will be generated by demolishing the lean- Proposed Extension Forecourt Proposed Garage Entrance Road to Worton Park 1 Render 3 to conservatory to the front of the Cottage. The new gable end NORTH - EAST ELEVATION 2 Precast stone/concrete capping Scale: 1:50 wall is retained at the established angle to the north-west (en- 4 4 Materials Key Proposed Extension Forecourt Proposed Garage 3 trance)Stacked Cotswold Stone boundary which means that the width of the extension 4 Aluminium/timber1 compositeRender windows North-EastNORTH - EAST Elevation ELEVATION externally finished to RAL 7032 5 5 diminishesMetal clad dormer2 picturePrecast window stone/concrete cappingas it extends into the garden to the east. The an- Scale: 1:50 5 6 Aluminium folding/sliding3 Stacked doors Cotswold Stone gledfinished to RAL 7032front entrance wall achieves an accommodating splay as 4 Aluminium/timber composite windows it leadsexternally into finished to RAL 7032the parking courtyard. The geometry is completed 5 5 Metal clad dormer picture window 5 by a6 proposedAluminium folding/sliding doors stone wall along the garden boundary to the finished to RAL 7032

1 Cottage also defining the parkingC Width of Garage reduced by 04area.12.20 MM MM to the Midways garage. 1.6M. Width of Extension reduced by 0.75M. 1 B Small window to Living 02.09.20 MM MM Room to match sill of corner window. A Revisions to the extension 02.08.20 MM MM 2 plan reflected in the 2 elevations - chimney It was considered that a modest,omitted/slot windows single-storey addition hous- 1 omitted/dormer revised. C Width of Garage reduced by 04.12.20 MM MM REV DESCRIPTION 1.6MDATE. Width of ExtensionBY CHKD reduced by 0.75M. ing a new open kitchen,1 dining andB Small window to Livingliving 02.09.20 MM MMspace would work Room to match sill of corner window. 3 A Revisions to the extension 02.08.20 MM MM 2 plan reflected in the best and, although it would2 achieveelevations - chimney greater floor to ceiling omitted/slot windows omitted/dormer revised. heights, it would still be subservientSTATUS: REV DESCRIPTION toDATE theBY CHKD existing cottage. CLIENT: Worton Estate 4 4 3 This is achieved with the use of a simple flat roof behind a par- 6 3 4 PROJECT: NORTH - WEST ELEVATION SOUTH - EAST ELEVATION Worton Park Farm Cottage STATUS: Scale: 1:50 Scale: 1:50 apet wall. Other roof forms wereRefurbishment considered, & Extension especially to add DRAWING: Proposed Cottage Elevations CLIENT: a ‘feature’ to the living space, but theWorton Estate use of an additional roof 4 4 SCALE @ A1: DRAWN BY: CHKD BY: DATE: 6 3 4 1:50 MM PROJECT:MM 10/08/20 NORTH - WEST ELEVATION SOUTH - EAST ELEVATION Worton Park DRAWING No: REVISION: form over the extension would haveFarm resultedCottage in the primacy of - - - - - Scale: 1:50 Scale: 1:50 WA36060 BRY XX EL ARefurbishment0007 & Extension DRAWING: the original property being eroded orProposed lost Cottage Elevations altogether.

SCALE @ A1: DRAWN BY: CHKD BY: DATE: North-West Elevation 1:50 MM MM 10/08/20 DRAWING No: REVISION: WA36060-BRY-XX -EL - A -0007

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 10 ELEVATION KEY DO NOT SCALE THIS DOCUMENT - USE FIGURED DIMENSIONS ONLY ALL DIMENSIONS MUST BE CHECKED ON SITE PRIOR TO COMMENCEMENT OF ANY RELATED WORKS. THIS DOCUMENT IS COPYRIGHT OF THE ORIGINATOR, IT MUST NOT BE ALTERED, REPRODUCED OR DISTRIBUTED WITHOUT PRIOR CONSENT. THIS DOCUMENT MUST BE READ IN CONJUNCTION WITH ALL SUPPORTING DOCUMENTS PRODUCED BY THE ORIGINATOR AND Neighbouring OTHER PROJECT DISCIPLINES. Cottage Existing Cottage OS MAPPING OBTAINED FROM PROMAP LICENCE No. 100022432 WEST REPRODUCED BY BERRYS UNDER OS LICENCE No. 100003668 NORTH NORTH

EAST DISCLAIMER NOTES:

0 1 2 3 4 ht over Rooflig

IC SCALE 1:50 m

SVP HWC 5

EAST

SOUTH SCALE BAR & NORTH POINT:

THE TACK ROOM ROADWAY WORTON PARK TEL: 01865 953180 CASSINGTON [email protected] OX29 4SX www.berrys.uk.com ORIGINATING OFFICE: 1

Entrance Road to Worton Park

4 4 Materials Key Proposed Extension Forecourt Proposed Garage

1 Render NORTH - EAST ELEVATION 2 Precast stone/concrete capping Scale: 1:50 3 Stacked Cotswold Stone

4 Aluminium/timber composite windows externally finished to RAL 7032

5 5 Metal clad dormer picture window 5 6 Aluminium folding/sliding doors finished to RAL 7032

The form of the extension was viewed as a simple wrap-around addition. More solid facing the parking courtyard and opening

1 up to the garden elevations. The material palette has taken it’s C Width of Garage reduced by 04.12.20 MM MM cue from the existing1.6M. Width of cottageExtension - where half is random coursed reduced by 0.75M. 1 cotswold stoneB Smalland window half to Living render. 02.09.20 TheMM MM new addition to the cot- Room to match sill of corner tage uses thesewindow materials. but in a more contemporary way A Revisions to the extension 02.08.20 MM MM 2 with the distinctionplan reflected between in the the two being vertical rather than 2 elevations - chimney omitted/slot windows horizontal. So, omitted/dormerrandom revised coursed. cotswold stone is proposed for the lower REVtwoDESCRIPTION thirds whilstDATE theBY CHKD upper third is finished in render - there is a pre-cast coping between the two and the

3 upper render section is set back to reinforce the heft and mass of the stacked stone below.

3.4 The Cottage STATUS:Refurbishment

CLIENT: The existing CottageWorton is Estateremodelled internally where the lower 4 4 6 3 4 ceiling heights work better with the servant spaces such as WC South-East Elevation PROJECT: NORTH - WEST ELEVATION SOUTH - EAST ELEVATION Worton Park and utility rooms. Farm A change Cottage in use of a space is often critical, Scale: 1:50 Scale: 1:50 for example, in theRefurbishment existing & Extensioncottage the living room was dark DRAWING: and oppressive butProposed this Cottage becomes Elevations a snug and cosy bedroom. One key element was creating a double-height gallery space SCALE @ A1: DRAWN BY: CHKD BY: DATE: with a new relocated1:50 MM staircaseMM to10/08/20 the centre of the Cottage. The proposal DRAWINGis to No:add rooflights REVISION:over so this central space is airy and floodedWA36060 with-BRY -naturalXX -EL - A light.-0007 A new bathroom has been added to the first floor helping to bring the property upto date.

Example of random coursed stonework

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 11 3.5 The Pre-Application Process (Ref: 20/02588/PREAPP)

Berrys submitted a pre-application towards the end of October 2020.

Policies:

EH3 Biodiversity and Geodiversity EH12 Traditional Buildings H6 Existing Housing OS2 Locating Development in the right places OS4 Good Quality Design T4 Parking Provision West Oxfordshire Design Guide National Design Guide NPPF An earlier sketch scheme explored the potential of placing a ‘feature’ roof over the new living space . . . however, it was felt that this would have resulted in the primacy of the original property being eroded or lost altogether. West Oxfordshire District Council’s response (Ref: 20/02588/ PREAPP dated: 5th November 2020) considered the single storey extension and the erection of a detached garage was ac- ceptable in principle. The Officer had concerns regarding the extent of the extension in that it may ‘result in a dominance and loss of primacy of the existing cottage’. With regard to the proposed detached garage, the Officer considered, ‘the form and pitched roof design to be traditional and in-keeping with the existing cottage and surrounding built form.’ However, the Officer considered the footprint and massing to be significant- ly greater than the original detached garage on site. Here we have to flag a misunderstanding as the Officer was not aware the proposed garage barn was actually housing two garages - not one. This arose as our scheduled site meeting was can- celled as a result of Covid-19.

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 12 .18 64 .14 64 DO NOT SCALE THIS DOCUMENT - USE FIGURED DIMENSIONS ONLY IC ALL DIMENSIONS MUST BE CHECKED ON SITE PRIOR TO CL64.33 COMMENCEMENT OF ANY RELATED WORKS. THIS DOCUMENT IS COPYRIGHT OF THE ORIGINATOR, IT MUST NOT BE ALTERED, REPRODUCED OR DISTRIBUTED WITHOUT PRIOR CONSENT. 446222.278 .14 211413.232 .28 THIS DOCUMENT MUST BE READ IN CONJUNCTION WITH ALL 64 64.329 64 SUPPORTING DOCUMENTS PRODUCED BY THE ORIGINATOR AND OTHER PROJECT DISCIPLINES. .36 65 .86 .06 .40 OS MAPPING OBTAINED FROM PROMAP LICENCE No. 100022432 64 63 64 64.17 REPRODUCED BY BERRYS UNDER OS LICENCE No. 100003668 .12 64 RG 68.75 .30 PIT RIDGE DISCLAIMER NOTES: 64 .95 63 KERB .08 64 64.06 63.95 0 1 2 3 4 5

.98 66.58 SCALE 1:100 m 63 63.92 EAVES .96 .26 63 64 63 65 WALL .86 .43 .03 N 64 .28 STONE 64 GRASS .25 63.63 KERB 64 1 ASPHALT .36 65 631.907 .89 63 .7m ,Ht1

.96 63 .14 .79 63.72 POST&BOARDS64 63 63.76

.21 63 SCALE BAR & NORTH POINT: .97 64 63 .47

63.65 TIMBER SHED

63.70 65 .74 OIL 63 .29 .46 64 TANK .05 64 .12 .01 65 64 63.71 ASPHALT .17 64 .82 63 63.42 63.78 .20 .94 64 63 (CONCRETE) 63.62 63.72 63.64 63 2 .04 ROCKERY .60 2 64 63.66 .55 63 63.628 64.07 GRAVEL TIMBER 63.95 63.88 SHED 63.65 .72 63.31 63 THE TACK ROOM 65 WORTON PARK TEL: 01865 953180 .37 CASSINGTON [email protected] 63.63 OX29 4SX www.berrys.uk.com 64.06 66.32 63.70 EAVES STONE ORIGINATING OFFICE: GRASS .13 65 WALL 63.67 .77 63.39 .60 63 63.44 63 GARAGE

STONE

63 WALL .30 66.54 63.69 RIDGE

EARTH 63.55 65 70.14 63.45 .31 RIDGE 63.99 EARTH 63.76 67.43 EAVES 63.31

65 .58 63.73 EARTH 63.84 STONE

63.89 63 63 63 .83 .77 .48 63.49 63.41 63.56 63.44 65 63.38 .84 .60 63 STONES 63.62

63 .47 .85 .48 63 WALL 63 .91 63 .47 .81 STONE 63 63.77 63 .88 63 CPS 63 .48 .69 63 .48 63.89 63 63.41 63.22 STONES .28 63.51 63 63

63.35 .53 63.30 FL63.50 65.62 67.43 EAVES STONE EAVES .18 CPS 65 64 63.39 CPS 63 .54 66.07 63 WALL IC .30 .14 RIDGE .49 64 CL63.51 (LEAN-TO) 63.35 .52 .32 70.50 DO NOT SCALE THIS DOCUMENT - USE FIGURED DIMENSIONS ONLY 63 RIDGE SF65 63.51 64.45 63.32 HEADSILL IC 446210.302 ALLCPS DIMENSIONS MUST BE CHECKED ON SITE PRIOR TO .8m FL63.52 COMMENCEMENT OF ANY RELATED WORKS. ,Ht1 CL64.33 63.21 211384.362 63.508 (BLACK 63.31 63.40 THIS DOCUMENT IS COPYRIGHT OF THE ORIGINATOR, IT MUST NOT 63

63 BE ALTERED, REPRODUCED OR DISTRIBUTED WITHOUT PRIOR POST&BOARDS .24 FL66.07 .45 .38 64 (1st FLOOR) CONSENT. 446222.278 PAINT) SILL 63 63 .14 211413.232 .28 .23 THIS DOCUMENT MUST BE READ IN CONJUNCTION WITH ALL 64 64 .19 64.329 SUPPORTING.53 .22 DOCUMENTS PRODUCED BY THE ORIGINATOR AND .36 63.36 OTHERSF65 PROJECT68 DISCIPLINES. 63 .36 63.42 63 WINDOW63 63.33 HEAD .06 65 .81 HEAD .86 SF68 .44 .06 .40 63 OS MAPPING OBTAINED FROM PROMAP LICENCE No. 100022432 63 .00 63 64 .26 67 62.87 64 FL63.53 REPRODUCED BY BERRYS.43 UNDER OS LICENCE No. 100003668 63.24 64.17 63.52 SILL 63 PLINTH HEAD.50 .12 On63.38 23rd NovemberIC 2020, following the pre-app report, Berrys 64 .25 63 DOORSF65 67.46 63.13 CL63.36 .36 EAVES RG 68.75 70.40 63 63.17 PIT RIDGE .37 .30 RIDGE DISCLAIMER.35 NOTES: 63.43 .45 63.16 64 63 63.40 64 .95 Site Area = 745 Sq. metres 63.44 .31 446230.517

63 63.18 63 63.61 SILLSF65 211379.927 KERB .08 .25 .408 63.30 64 66 63 63.357 65.71 64.06 63 HEAD .36 .38 SILL RIDGE 63.95 .44 63 SF67 63 .26 0 1 2 manged3 4 5 to have a discussion with the WODC Planning Officer, GRASS .81 HEAD .46 FL65.77 63 63.17 (1st FLOOR) CPS SCALE 1:100 63 m .98 66.58 63.65 .32 .30 63.41 63 66 63.92 EAVES 63.16 SILL .42 .96 Curtilage of house = 676 Sq. metres 66 63 .26 63 .27 63.46 SILL TIMBER 64 EARTH 63 65 FL63.41 SHED CONCRETE .22 POST&BOARDS .86 .43 65.28 WALL 63 Stuart McIver, to clear up the misunderstanding. The outcome 63.16 EAVES .03 N ON 63.08

64 .23 63.65 63 .28 STONE .36 63 .29 64 SLABS SF65 70.34 63.09 GRASS RIDGE 63.27 63.57 CPS ,Ht1 .25 HEAD .40 64 63.63 63.19 64 GRASS 63.09 ASPHALT KERB .42 63.58 .8m 1 .36 63 SILL 65 WALL 63.55 POST&BOARDS 1 Additions = 98 Sq. metres STONE 63.18 63.907 STONE 63.17 63 .89 of the conversation was that.12 Mr McIver suggested reducing 63 .7m 63.18 63.10 GATE WALL

,Ht1 63 63.02 .50 ,Ht1 63.23 63 .96 62 63 .55 63.66 63.17 .8m .14 .79 63.72 CPS .81 POST&BOARDS64 63 63.76 .67 63.35 Garage belonging to 'Midways' 64 63.07 GRASS 62.89 .21 63 63 SCALE BAR &.38 NORTH POINT: 64 SILL .97 .47 .55 _ _ _ _ _ 63 property, so strictly not part of SF65 the length of the garage block by up to 2.0 Metres and the 63 63.29 HEAD .59 .53 .64 REV DESCRIPTION DATE BY CHKD 63 63.802 62 63.65 .76 63.69 STEPS TIMBER the Cottage demise 63 63.27 62.83 SHED 62.88 62.89 63.26 62.28 63.70 65 .74 OIL 63.80 .35 63 .46 .58 62 .29 CPS .33 62 RAMP 64 TANK 63 63.09 .05 STEPS 64 length of the extension by 0.5 - 1.0 Metre on the actual plan- Conservatory, Garage, sheds to be 63.70 CONCRETE .12 .01 67.38 65 64 63.71 62.87 ASPHALT .17 EAVES GRASS 63.78 64 .82 demolished = 49 Sq. metres 69.78 .70 63 RIDGE 62 .35 63.42 63.75 62 63.78 63.81 63.17 .20 (oil tank & it's supporting structure not included in STATUS: .94 64 ELECTRIC 63 (CONCRETE) 63.62 BOXES ning application. 63.64 PLANNING Sq. m area) .5m .89 63.72 63.82 62 63 ,Ht1 2 .04 ROCKERY CLIENT: .60 2 64 63.66 .55 HEDGE 63 63.628 64.07 GRAVEL TIMBER 63.95 63.88 SHED 63.65 .80 63.23 ,Ht1m Worton Estate .72 63.31 63 63 FENCE .76 THE TACK ROOM .80 63 63 PICKET 65 WORTON PARK.99 TEL: 01865 953180 PROJECT: .37 Existing Cottage = 148 Sq. metres 63 CPS CONCRETE .94 Worton Park CASSINGTON [email protected] 62 63.63 OX29 4SX OIL www.berrys.uk.com Farm Cottage 66.32 TANK 63 64.06 .11 EAVES STONE 63 Refurbishment & Extension 63.70 RAMP DPC ORIGINATING OFFICE: .35 GRASS .13 WALL DRAWING: 65 .04 WALL 63 Existing Site Plan - Demolitions .95 63.67 Berrys made62 the following amendments to the submitted ap- .77 63.39 .79 & Proposed New Areas .60 63 63.44 'Right of Way' to Midways property 62 63 GARAGE 62.79 .85 SCALE @ A1: DRAWN BY: CHKD BY: DATE: STONE 62 69.17 RIDGE 62.82 1:100 MM MM 19/02/21 63 WALL .30 63 DRAWING No: REVISION: 66.54 63.69 DPC RIDGE plication;.33 WA36060-BRY-ST -PL - A -0009 EARTH 63.55 Additions do not exceed 50% of the curtilage of the Cottage 62.78 65 70.14 66.13 63.45 .31 RIDGE EAVES 63.99 EARTH 63.76 67.43 EAVES 63.31 IC CL62.75 65 .58 63.73 EARTH 446222.391 63.84 STONE 211355.958 62.745 63.89 63 63 63 • Length of garage reduced by 1.6 Metres .83 .77 .48 63.49 63.41 63.56 63.44 65 63.38 .84 .60 63 STONES 63.62

63 .47 .85 .48 63 WALL 63 • Length of the extension reduced by 0.75 Metres .91 63 .47 .81 STONE 63 63.77 63 .88 63 CPS 63 .48 .69 63 .48 63.89 63 63.41 63.22 STONES .28 63.51 63 63

63.35 .53 63.30 FL63.50 65.62 67.43 EAVES STONE EAVES CPS 65 63.39 CPS 63 .54 66.07 63 WALL IC .30 RIDGE .49 CL63.51 (LEAN-TO) 63.35 .52 .32 70.50 63 RIDGE SF65 63.51 64.45 63.32 4.0 Amenity, Sunlight and Daylight HEADSILL 446210.302 CPS .8m FL63.52 ,Ht1 63.21 211384.362 63.508 (BLACK 63.31 63.40 63

63 POST&BOARDS .24 FL66.07 .45 .38 64 (1st FLOOR) PAINT) SILL 63 63

.23 .19 .53 .22 .36 63.36 SF65 68 63 63.42 63 WINDOW63 63.33 HEAD .06 .81 HEAD .44 63 SF68 .00 63 .26 FL63.53 67 62.87 .43 63.24 The new garages will provide space for cycle parking and bin 63.52 SILL 63 PLINTH HEAD.50 63.38 IC .25 63 DOORSF65 67.46 63.13 CL63.36 .36 EAVES 70.40 63 63.17 RIDGE .37 .35 63.43 .45 63.16 64 63 63.40 Site Area = 745 Sq. metres 63.44 .31 446230.517

63 63.18 63.61 SILLSF65 211379.927 storage will be within the parking forecourt. There will be a .25 .408 63.30 66 63 63.357 65.71 63 HEAD .36 .38 SILL RIDGE .44 63 SF67 63

.26 GRASS .81 HEAD .46 FL65.77 63 63.17 CPS (1st FLOOR) 63 63.65 .32 .30 63.41 66 generous access route through to Midways to allow car drop 63.16 SILL .42 Curtilage of house = 676 Sq. metres 66 63 .27 63.46 SILL TIMBER EARTH FL63.41 SHED CONCRETE .22 POST&BOARDS 65.28 63 63.16 EAVES ON 63.08 .23 63.65 63 .36 63 .29 off and pick-up - this is an extension of a right of waythe SLABS SF65 70.34 63.09 RIDGE 63.27 63.57 CPS ,Ht1 HEAD .40 63.19 64 GRASS 63.09 .42 63.58 .8m 63 63.55 SILL Additions = 98 Sq. metres STONE WALL POST&BOARDS 63.18 STONE 63.17 63 .12 property has to the rear of the Cottage garden. 63.18 63.10 GATE WALL

63 63.02 .50 ,Ht1 63.23 63 62 .55 63.66 63.17 .8m CPS .81 .67 63.35 Garage belonging to 'Midways' 64 63.07 GRASS 62.89 63 SILL .38 property, so strictly not part of .55 SF65 _ _ _ _ _ 63 63.29 HEAD .59 .53 .64 REV DESCRIPTION DATE BY CHKD 63 63.802 62 the Cottage demise 63.76 63.69 STEPS 63.27 62.83 62.88 62.89 63.26 62.28 The new extension will have generously proportioned windows 63.80 .35 .58 62 CPS .33 62 RAMP STEPS 63 63.09

Conservatory, Garage, sheds to be 63.70 CONCRETE 62.87 67.38 EAVES GRASS 63.78 facing the garden and bi-folding doors providing easy access to demolished = 49 Sq. metres 69.78 .70 RIDGE 62 .35 63.75 62 63.81 63.17 (oil tank & it's supporting structure not included in STATUS:

ELECTRIC BOXES PLANNING Sq. m area) 63.82 .5m .89 ,Ht1 62 the external terrace. There will be new rooflights to the cot- CLIENT: HEDGE

.80 63.23 ,Ht1m Worton Estate 63 FENCE .76 .80 63 63 PICKET .99 PROJECT: tage over the central gallery to increase the amount of daylight Existing Cottage = 148 Sq. metres 63 CPS CONCRETE .94 Worton Park 62 OIL Farm Cottage TANK 63 .11 63 Refurbishment & Extension RAMP DPC .35 WALL DRAWING: .04 into the very centre of the cottage. A new dormer window will 63 Existing Site Plan - Demolitions .95 62 .79 & Proposed New Areas 'Right of Way' to Midways property 62 62.79 .85 SCALE @ A1: DRAWN BY: CHKD BY: DATE: 62 69.17 RIDGE 62.82 1:100 MM replaceMM 19/02/21 the old dilapidated one on the first floor, again improv-

63 DRAWING No: REVISION: DPC .33 WA36060-BRY-ST -PL - A -0009 Additions do not exceed 50% of the curtilage of the Cottage 62.78 66.13 ing daylight into the property. EAVES

IC For comparison purposes (GreenbeltCL62.75 not withstanding), under Class A permitted de- There will be no detriment to Midways amenity or privacy, all 446222.391 211355.958 velopment rights for the enlargement,62.745 improvement or other alteration of a house, new and larger windows to the extension are to the ground extensions and other buildings must not exceed 50% of the ‘curtilage’ area. floor only.

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 13 5.0 Sustainability

Worton Park is conveniently situated between the villages of Yarnton and Cassington and a public footpath connects the Park on both sides. The centre of Oxford is just a 10 min- ute drive away and easily cycled, and 3 miles away from both Hanborough and Oxford Parkway stations with direct links to London. Buses to Oxford go from both villages of Cassington and Yarnton and the Oxford Peartree Park & Ride is only 2 miles away.

Foul water from the Cottage will go through the on-site reed bed system before being released back into the water course. The park also has an anaerobic digestion plant which process food waste and turns it into electricity which can then be ex- ported back to the national grid - it also produces an excellent bio-fertiliser. The Park’s entire heating system is via a biomass heating system. So the Park has good sustainable credentials.

With the Cottage refurbishment there is a good opportunity to upgrade the fabric of the building and improve it’s thermal performance. The possibility of replacing the gas fired boiler with an alternative Air Source Heat Pump, combined with new underfloor heating, especially to the new extension, is being fully considered by the Park. The new bathrooms will meet the water efficiency Part G of the Building Regulations. All new lighting throughout will be low energy LED wherever possible.

All of these measures should ensure that the Cottage will meet, if not exceed, all government targets as defined in the Building Regulations.

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 14 6.0 Access

The site is directly accessed from the lane entering the site off the Yarnton Road to the north. A hardstanding driveway/path leads to the front door, where a level threshold gives access into an entrance lobby, with an entry level, ambulant disabled compliant W.C. facility. Ample parking is provided in the forecourt of each house - the Cottage & Midways.

7.0 Ecology

An ecology report is attached with the application. In brief, there were no habitats detected within the Cottage or it’s site. The report concluded that, ‘Proposals will result in the loss of areas of hard-standing and ruderal vegetation. These habitats are considered to be of either negligible or low ecological value and their loss is not predicted to result in a significant impact on the ecology of the site or the broader landscape.’

8.0 Economy

The Cottage is a vital part of Worton Park as it provides reve- nue from being a permanent rental. It depends upon Worton Farm or the Park’s requirements and dictates at the time as to whether this is an open market rental or slightly subsidized for a farm worker.

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 15 APPLICANTS DETAILS Worton Estate

ISSUED BY Michael Marshall Senior Architect BA (Hons) Dip Arch ARB RIBA

PROJECT Full application for the extension and refurbishment of the Cottage with new garaging

The Tack Room Worton Park Cassington Oxfordshire OX29 4SX

01865 953185

Cottage extension & refurbishment, Worton Park, Cassington, Oxfordshire OX29 4SX PAGE 16