Design Statement Planning Application in Respect of Proposed Two
Total Page:16
File Type:pdf, Size:1020Kb
Design Statement Planning Application In respect of Proposed two sides extension at the North and the South of existing building 19 Warnborough road, Oxford, 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 North Oxford 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 Farndon Road. 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.