Country House - Land at Former Bentley Manor, GB B/2007/1101 PROPERTIES Manor Road, Upper Bentley, Redditch 28.01.2007 & LANDMARQUE SITES 'A'

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Country House - Land at Former Bentley Manor, GB B/2007/1101 PROPERTIES Manor Road, Upper Bentley, Redditch 28.01.2007 & LANDMARQUE SITES 'A' Name of Applicant Map/Plan Plan Ref. Type of Certificate Proposal Policy Expiry Date _______________________________________________________________________________________________________________________________________________________ GL50 Country house - Land at former Bentley Manor, GB B/2007/1101 PROPERTIES Manor Road, Upper Bentley, Redditch 28.01.2007 & LANDMARQUE SITES 'A' RECOMMENDATION : that permission be REFUSED . Consultations WCC(HP) Consulted - views received 05.11.2007: • No objection. ENG Consulted - views received 06.11.2007: • No objection subject to Conditions. Planning Policy Consulted - views received 07.11.2007: • The District currently has a moratorium on housing in accordance with the guidance contained within the RSS and guidance that was contained within SPG10. Whilst there was originally a dwelling on a site, this dwelling was demolished in excess of 50 years ago. The proposal therefore does not constitute a replacement dwelling and is consequently contrary to the housing moratorium. • The above site is situated within the Green Belt and therefore PPG2, policy D.39 of the Worcestershire County Structure Plan and policy DS2 of the adopted Bromsgrove District Local Plan applies. • By definition, a new dwelling would be considered as inappropriate development in the Green Belt. It is therefore necessary for the applicant to demonstrate very special circumstances to outweigh this harm to the openness of the Green Belt. Tree Officer Consulted - views received 14.12.2007: • This site has an impressive array of tree cover ranging from large, old parkland trees now set among semi-natural woodland through to more recent conifer plantation. At both local and landscape level, this range of tree cover provides considerable value as both amenity and biodiversity habitat and is therefore worthy of retention. • From the plans and details submitted, the actual construction of the buildings in this proposal would appear to require and / or cause little loss or damage to the trees on the site. I therefore am of the opinion that this element can be carried out without great adverse effect upon the trees on the site so long as a scheme of sufficient and appropriate protection is provided. • The surrounding landscape works, however, propose considerable loss of the trees on site as well as breaks in the existing woodland cover currently provided. The submitted landscape planning report justifies this tree loss partially on the grounds of improving the diversity of the existing and remaining woodland areas as well as by the provision of further planting. I am broadly in agreement with this B/2007/1101-DMB - Country house - Land at former Bentley Manor, Manor Road, Upper Bentley, Redditch - GL50 Properties & Landmarque Sites view and consider that, subject to an appropriate and approved management plan, the majority of the landscape proposals can be carried out to be of benefit to the woodland and tree habitats on the site. • My principal concern with the landscape proposals submitted is in regard to the change in conditions within the woodland areas which could be caused by the proposed tree removal. The 'opening up' of the existing woodland will make the remaining trees even more at risk of loss due to the wind damage which is evident on this already exposed location. The proposed thinning of the woodland and creation of rides and glades will also reduce the temperature and sheltering effect currently provided and could be detrimental for those plants and animals currently present. • I consider that the above concerns can be reduced or avoided through the provision of and adherence to a suitable and detailed ecological assessment which is then used to inform a long-term woodland management plan. • I therefore have no objection to the proposal subject to Conditions, including a landscape management plan. EHO Views received 06.11.2007: Contaminated • No objection subject to the attachment of guidance note relating to Land contaminated land investigation prior to the commencement of any development taking place. NEO Consulted 10.12.07: views awaited. Urban Designer Consulted - views received 30.11.07: • I have been sent some of the drawings accompanying the planning application; site location plan, existing and proposed site plans, floor plans, and elevations. I have not seen sections, although they are indicated on the plans, nor have I seen any perspective or other kind of 3d drawings, or photographs of a model. I have not seen a Design and Access Statement. I have visited the site and walked the extent of it. • There are presumably major planning issues concerned with this application, relating to the size of the proposed development, and to the fact that it occupies agricultural land which is presumably in the Green Belt. I have not concerned myself with these issues, but have confined myself to assessing the design quality of the proposal. • The drawings are unhelpful in this task. They are very schematic, and flat, and diagrammatic in their lack of information about what happens, for instance, where surfaces of different materials join. • The site planning is orthogonal, and derives from the neo-classical tradition in its use of axes and regulating lines. Apart from the proposed tree avenue which aligns itself to the apsidal shape in the existing brick retaining wall, the site planning appears not to be informed by any of the sites natural features. This is not a negative criticism, as the neo-classical tradition of geometric formality in the placing of buildings and gardens is a long and respectable one. However, I am puzzled by the limited extent to which the main living rooms take advantage of the long distance views which are available B/2007/1101-DMB - Country house - Land at former Bentley Manor, Manor Road, Upper Bentley, Redditch - GL50 Properties & Landmarque Sites from the site towards the west and south-west. Instead, they align themselves to the south, facing the existing wood. • Main living spaces are generally at the first floor level, expressed as pavilions standing on top of podia enclosing secondary and service rooms. This is an appropriate and consistently followed design idea, expressed both in form and in the selection of materials. • It is in the actual shaping of the buildings, their fenestration and in the number of materials that I find the design problematic. The built forms appear awkward and ungainly, and perhaps deliberately so. There is no consistent pattern or rhythm of forms which could give coherence to the whole ensemble. The fenestration appears from the drawings to consist of various shapes inscribed on to the building's surfaces, rather than a vocabulary contributing to a legible pattern of solid and voids. There are far too many materials used, and I consider the result would be incoherent. • There is, in the drawings, an absence of tectonic information relating to the structural design of the buildings. This is part of the drawings' schematic quality. It is not necessary for architecture to be explicit about its structural nature, and there is an architecture which is primarily about surface; perhaps the architects of this scheme subscribe to that school. Nonetheless, structure has to be there, and I consider that a detailed planning application should give information about how it informs the building's shapes. • My conclusion is that, if this proposal passes the 'in-principle' tests at the planning level, then you should be asking more of the applicants at the design level. For such a big and significant (and expensive) residential development, they should be delivering better and more guaranteed quality in the architecture. Consulted with additional information - views received 10.12.2007: • Subsequent to my comments upon some of the planning application drawings, written on 28th November (above), I have been sent the Planning, Design and Access Statement, the landscape architect's Landscape Planning Report, and a series of perspective views of the proposed house and garden and its landscape setting. These have enabled me to gain a more complete understanding both of the proposal, and also of the thinking behind it. • I consider that both the site planning and the landscape strategy are well considered. There is a satisfying historical continuity in the decision to place the new house on the footprint of the old house, and to maintain the previous access routes from the road. I am puzzled by the apparent contradiction between the several occasions in the design and access statement where it is stated that the intention is that the house be "rooted in the landscape" rather than being placed in or on the landscape, and the forms chosen. It seems to me that the decision to place all the main rooms in a piano nobile standing on a base of service rooms inherently detaches the house from the landscape. However, this need not concern us too much as, however, the architectural policy may be described in B/2007/1101-DMB - Country house - Land at former Bentley Manor, Manor Road, Upper Bentley, Redditch - GL50 Properties & Landmarque Sites words, it is in fact consistently followed through, and is done with skill and style. • Similarly, it appears to me that there is a disjunction between the description in the design and access statement of the piano nobile as "barns and cabins", and its appearance in the drawings. Many architects, from the Arts and Crafts period onwards, have tried in their work to achieve the simplicity of the vernacular barn. But the forms proposed here are not barnlike, but have quite sophisticated, complex and asymmetrical shapes. Again, perhaps one should not worry too much about this difference in interpretation, but concentrate on the built language rather than the written language. • However, having now seen coloured '3D' images of the house, I remain concerned by both the geometry of the house, and by its tectonic expression. Each of the main living rooms is considered as an independent volume internally, with its own geometry, deriving from the introduction of daylight into the space.
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