Design Statement

Planning Application In respect of Proposed two sides extension at the North and the South of existing building

19 , , OX2 6JA

Rev A April 2021

1.0. INTRODUCTION

This Design Statement is offered in support of the planning application for the alterations to 19 Warnborough road, Oxford.

Our clients would like to seek consent to extend this

house. Their aim is to create a house that offers the

flexibility to support family living in the property

over the long-term. They would like to create a small amount of additional living space at lower ground floor level. A key intention of the proposed extension is to improve upon the relationship between the house and garden and to improve the quality of accommodation. It is also proposed to provide a new covered side access porch.

Throughout the design process, a focus has been placed on the important conservation considerations of the site. Particular consideration has been given to the application site location within the Victorian Suburb Site Location Plan (Not to scale) Conservation Area and its associated area appraisal. The application has been subject to a fruitful and useful pre-planning process.

2.0. THE SITE AND LOCATION

2.1. Location 19 Warnborough road is located within the North Oxford Victorian Suburb Conservation Area, to the north of Oxford City Centre. The NOVSCA stretches from St Giles' in the south, to Frenchay Road, Staverton Road and Belbroughton Road in the north

The area, which was developed by St. John’s college as a suburb, is characterised by substantial detached and semi-detached houses.

The house is located on the junction of Warnborough Road and . It is located on a corner plot on the North of Warnborough Road. The front elevation of the house faces West.

2.2. The Site

The site accommodates a semi-detached house with single storey out building. The site is 16 metres in depth and around 31 metres wide. The site is generally rectangular in shape and is relatively level across the site.

The site frontage is contained by a low level, red brick wall and hedging of varying heights along the front and the Northern side boundary. Garden surrounds the property with small planting and Existing site street view lawn. The trees around the site boundary makes a key contribution to the privacy and amenity value of

the house and the street – views into the site are

minimal from the pavement due to this vegetation.

A small pedestrian gate on the West frontage

provides access into the property from Warnborough Road. The end of the South garden features a single storey outbuilding.

There is an existing sunken patio and steps down from the garden level to access doors into the dining area at lower ground floor level, and an existing small outdoor set of metal steps to access the living room at upper ground floor level.

The side boundary wall shared with number 5 Farndon Road is a 1.8 meter close board fence to the northern of the site and a 1.9 metre high red

Existing side (South) Elevation brick wall to the southern of the site.

2.3. Existing Building

The existing building is a semi-detached house arranged over 3 floors above ground level and a lower ground floor level which is semi-recessed into the ground.

The house is constructed of red brick with ashlar detailing. The building is topped by a pitched, slate roof. The front elevation of the house has a timber porch with a pitched slate roof.

Existing patio and step from garden level to dining area at lower ground floor level

2.4 Neighbouring Properties

The house to the east of the site is number 5 Farndon Road which is adjoined with the property. It is similar in style, form and materials to 19 Warnborough as a semi-detached house. The property was recently extended with single storey extension to the side (east) extension.

To the South of the site is number 20 Warnborough Road which is adjoined with number 21 Warnborough Road.

3.0 The Proposals

3.1 Design Strategy

Existing side (North) Elevation The design proposals aim to provide the property with an improved level of living accommodation and a much improved connection with the garden.

The proposed covered side porch will replace the

current dangerous set of external steps with a

purpose designed side extension.

It is also a principal aim of the proposal to generally refurbish the house and gardens with much needed investment. The proposed scheme will equip the

house to meet the demands of modern living.

3.2 Design Proposals

The lower ground floor extension to the south elevation is a glazed garden room in a similar style to traditional conservatories which form a regular

feature of the conservation area. It is located in

place of the existing sunken patio and is generally set at the level of the lower ground floor level. The Existing outdoor stair from garden level to hall at proportions and massing of the extension have been lower ground floor level. carefully considered to ensure sufficient amenity space remains and its height is set below the height

of the boundary wall shared with 5 Farndon Road.

This extension aims to create a connection between

the house and garden which doesn’t currently exist.

A decorative set of sunken steps lead down from the

garden to the extension. It is also aimed to allow improved natural daylight into the extension and existing dining area. The connection between the main house and this extension uses the current doorway which leads to the sunken patio.

The delicate glass and steel frame of the extension features a small area of flat roof in order to provide a well insulated and more practical solution to a glass roof. It will be finished with a lead-effect finish.

The simple, single-storey extension to the North Elevaiton takes the form of a traditionally designed side porch which are common along Warnborough Road. It forms a diminutive and subservient form on the side elevation. The form is designed with a flat roof which will avoid any disruption to the existing sash windows which feature on the side elevation of the main house. This roof form has been revised and simplified as a result of pre-planning discussions with the Planning and Conservation Officers. The extension offers a safe and convenient access for use of the side entrance. The width of the extension has also been reduced since the previous application and extends no further than the existing bay windows along this building line.

As part of the application it is also proposed to replace the existing timber garden shed with a similarly sized timber summer house. This is to be located in the North-West corner of the site as shown on the submitted drawings.

As discussed, views into the site from the street are well screened from all angles and as such the proposed extensions will have a minimal effect on the appearance of the conservation area. Despite this minimal exposure, the proposals have been designed in a sensitive manner which are small in scale and traditional in form and detailing.

The Northern extension is designed to have a low- profile form with a traditional style. Proposed material will be brick wall, slate tile and sash windows, detail and finish to match the existing house.

3.3 Massing and Form

The proposed massing of the extensions are to be composed of elements which respond in scale and form to the existing house and its context.

The views of the rear of the property from the neighbouring sites are limited due to the enclosed nature of the gardens. The proposals are carefully formed to ensure that there is no overlooking or adverse affects on the amenity of the neighbouring sites.

One aspect of the design of the garden room which was discussed at pre-application stage was the inclusion of the small gable form over the entrance doors. This feature has been designed to provide a visual reference to the main house with small gables being seen the same elevation over the main Dashed line denotes side extension outline entrance porch and also on the main roof. This helps to create a visual relationship between the existing and the proposed. The gable also adds a simple form of decoration to the garden building. The Gees Restaurant conservatory is referred to as a precedence for how these garden rooms have a somewhat ornate style and add visual interest.

3.4 Relationship with Context

The proposed extensions have been designed with careful consideration in terms of preserving the site appearance and character. The proposals comfortably conform with the Council’s policy in relation to the 45/25 degree rule when applied to windows and to the boundary wall of the neighbour. Located next to the boundary wall shared with no. 5 Farndon Road, The south extension has been sunken into the ground, furthermore the ridge of the extension have been design to terminate below top of boundary wall. Therefore, it will not cause any overshadowing of the neighbouring garden.

The North extension of the house has no windows which face the neighbouring site and is spaced well away from any site boundaries.

3.5 Materials and detail

All proposed materials for the new extensions such as brickwork, ashlar detailing, slates, window and door details are to match the existing house. The southern extension is to have slim profile, metal framed glazing with a lead-effect finish to the flat roof. Precedence images have been included to provide further visual guides on the appearance.

Any reconstruction work to the existing house will be undertaken with great care and with reclaimed materials wherever possible. The brickwork will be dismantled with the bricks cleaned up for reuse.

3.6 Amenity Space

The quality of the amenity space will not be adversely affected by the proposals. The existing generous southern section of the garden is around 16 metres deep and 17 metres wide. The proposed extension will have a negligible impact on this as can be seen on the site plan. The garden will feature a terraced patio area and steps in traditional stone to create a link between the large lawned area and the proposed garden room. The existing trees and hedging around the perimeter of the garden will remain unaffected by the works. A full landscaping scheme to the rear garden is proposed to be undertaken along with the proposed works.

3.7 Sustainability

The brief is to renovate and extend the life of the existing building. This reuse of an existing structure being the most environmentally sustainable type of development. Improving and increasing the accommodation available on this previously developed site is in line with the Councils sustainability policies.

Detailed design and specification of the work will incorporate measures to ensure that the building performance exceeds standards required under current building regulations.

Refurbishment will include updating of existing

thermal elements of the building wherever possible. A high efficiency boiler system will be specified by specialist suppliers. Rainwater harvesting for garden use will be specified.

4.0 Conclusion

The proposed extensions and refurbishment of 19 Warnborough Road from its current form to provide additions necessary for a modern family dwelling provides a sustainable and practical solution which will make a positive contribution to the preservation of the conservation area.

Views of the site from within and outside the site have been carefully considered in the design of the proposals. All proposed building work is designed to respect and preserve the building’s character and will be undertaken with design, materials and detailing worthy of the heritage asset.

The new extensions are carefully designed to offer cohesion with the existing dwelling whilst remaining unobtrusive and subservient to it. In light of the above we conclude that the proposal would preserve and enhance the character of the conservation area.