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01 August 2021
Reference: KR:365:6.01a
Manor Road Garage, Sandford St Martin, Oxfordshire. OX7 7AG. Design & Access/Planning Statement
Rev - 01.08.21 Issued for Conservation Area Demolition Consent
1.0 INTRODUCTION
The purpose of this report is to provide a supporting Design & Access statement for the demolition & rebuilding of a stone garage structure following structural failure.
The garage is not within the Cotswolds AoONB and is not listed but lies within the Sandford St Martin Conservation Area
Site Description
The garage lies adjacent to Manor Farmhouse on Manor Road in the centre of Sandford St Martin. Sandford St Martin sits within the Ironstone Valleys & Ridges in the NE of the District characterised by sparse settlements with scattered villages & hamlets (nearby Great Tew, Ledwell, Middle & Westcote Barton being examples). The underlying stone of the adjacent Limestone Wolds has influenced the stone used to construct the house. The building is a typical example of the outbuilding vernacular with un-coursed stone, cart horse openings under a steeply slate pitched roof.
The garage has steadily deteriorated since 2018 until early 2021 when it was structurally condemned and considered a risk to the general public. At this point is was demolished under emergency notification and carefully controlled conditions to a safe level. Since this time structural investigation has taken place to assess the optimum method of re-instatement.
Summary of Proposals
As a result of the structural findings and recommendations, this application seeks to continue the demolition of the garage structure and construct new foundations in order to re-build and reinstate the structure in replication of the existing.
The setting of the Conservation Area is preserved and enhanced as a result of the proposals through the reinstatement of structurally sound stonework, joinery, roof and rainwater goods.
2.0 ASSESSMENT: SITE CONTEXT
Site description
The site is not within the Cotswolds Area of Outstanding Natural Beauty. The site is not within an identified flood plain. The site is not identified as a Site of Special Scientific Interest.
The application site is positioned directly fronting Manor Road; a main thoroughfare through Sandford St Martin. It comprises a garage/outbuilding structure that has cart shed doors facing both Manor Road & to the rear. Pedestrian access is also afforded to the rear with metal framed/leaded windows originally present and a clear indication that a First Floor was originally in situ across the footprint (its historic removal a contribution to the structural failure).
Site Surroundings
The nearby villages of Ledwell, Westcote and Middle Barton are predominantly residential in character with some village facilities (pub, shop, church, cricket club and village hall). Nearby Chipping Norton (approx 8 miles) provides every day shopping/banking facilities with major towns/cities of Oxford & Banbury approximately 15 miles away providing extensive employment/shopping and leisure facilities.
Sandford St Martin is predominantly rural in character with mainly traditional vernacular stone built farms, houses and cottages dating back to the 17 th Century.
Planning History
No planning history available Ecology
Before the controlled demolition commenced a full licence application was submitted to Natural England & is attached as part of this application. Full ecological supervision was in place for the duration of the roof removal and stonework dismantling.
Landscaping and Trees
The existing pleached pear tree to the East gable is submitted to be removed as part of this application given it’s undermining position directly on the line of the foundations.
3.0 ASSESSMENT: PLANNING POLICY CONTEXT
The National Planning Policy Framework (March 2012) (NPPF) has replaced the majority of previous national guidance. At the core of the NPPF there is a presumption in favour of sustainable development.
The re-building of this structure in salvaged stone and also to ensure that the village historic fabric is reinstated and preserved for future generations meets the guidelines in the NPPF.
Local Planning Policy
The conversion of agricultural Building proposals and general development standards relevant to this pre-application enquiry are assessed primarily against EH2, EH9 & EH10 of the adopted (2018) West Oxfordshire Local Plan 2031.
Policy EH2 states: ....“New development should conserve and where possible, enhance the intrinsic character...of the local landscape...”
Policy EH9 states;
“All development proposals should conserve and/or enhance the special character, appearance and distinctiveness of West Oxfordshire’s historic environment....”
Policy EH 10 states;
“Proposals for development in a Conservation Area or affecting the setting of a Conservation Area will be permitted where it can be shown to conserve or enhance the special interest, character, appearance and setting...”
We would submit that the restoration of this charming vernacular structure to a structurally sound condition will continue to contribute to the village for several hundred years to come and will thereby enhance the character of this local street-scene and landscape.
The proposals (following demolition) faithfully reflect the original structure and ensure that the massing, scale and external appearance is unaltered to accord with EH 10 and ensures that the character of the Conservation Area is enhanced by its sympathetic reinstatement providing an equal/greater contribution.
4.0 EVALUATION: DESIGN PROCESS
Introduction/Scale
The proposals preserve the original scale, detailing and traditional character of the original building and ensure that the re-construction has no impact on the surrounding area.
The proposals have no impact on the scale of the structure and the overall building footprint/ height/massing is maintained as existing.
Biodiversity
A full Natural England licence and ecological supervision throughout the controlled demolition was in place prior to the emergency works commencing.
6.0 CONCLUSION
The proposals meet Local & National Policy and will ensure that this vernacular outbuilding is reinstated to its original (structurally sound) fabric using salvaged materials and traditional detailing to reflect the original structure.
As a result of the proposals, the reinstatement of this garage structure will preserve the immediate setting and enhance the wider Conservation Area for generations to come.