19 WARNBOROUGH RD NORTH HERITAGE IMPACT REPORT APRIL 2021

worlledge www.worlledgeassociates.com associates HERITAGE IMPACT REPORT

CONTENTS

Worlledge Associates

Introduction

Summary History of

North Oxford House Types and Architectural Styles

Brief History of 19

Description of 19 Warnborough Road

Relationship to North Oxford Victorian Suburb Conservation Area

Heritage Significance

Statement of Significance

Heritage Management Policy and Guidelines

Design Rationale

Assessment in Relation to Heritage Significance

Conclusion

Contact Information

Raymond Osborne [email protected]

Ruth Mullett [email protected]

Nicholas Worlledge [email protected]

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WORLLEDGE ASSOCIATES

Worlledge Associates is an Oxford-based heritage consultancy, committed to the effective management of the historic environment. Established in 2014 by Nicholas and Alison Worlledge, Nicholas came to private practice with over 35 years’ experience working in heritage management for local authorities. This intimate knowledge and understanding of council processes, and planning policy and practice, helps us to work collaboratively with owners and decision-makers to manage change to the historic environment.

Our team of dedicated researchers and specialists believe in the capacity of the historic environment to contribute to society’s collective economic, social, and cultural well-being. We aim to identify what is significant about places and spaces in order to support their effective management and sustain their heritage value. We have worked with a wide range of property-owners and developers including universities and colleges, museums and libraries, large country estates, manor house, farmsteads, cottages, town houses and new housing sites.

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INTRODUCTION

The intelligent management of change is a key principle to sustaining and conserving the historic environment. Historic and successive government agencies have published policy and advice that extends our understanding of the historic environment and develops our competency in making decisions about its management.

Paragraphs 4-10 of Historic England’s Good Practice Advice Note 2 (Managing Significance in Decision-Taking in the Historic Environment) explains that applications (for planning permission and listed building consent) have a greater likelihood of success and better decisions will be made when applicants and local planning authorities assess and understand the particular significance of an asset, the extent of the asset’s fabric to which the significance relates, and the relative importance of that significance.

The National Planning Policy Framework (Feb 2019), in paragraphs 189 and 190, expects that both applicant and local planning authority take responsibility for understanding the significance of a heritage asset and the impact of a development proposal. Local authorities should, the NPPF explains, consider the significance of the asset in order to ‘minimise any conflict between the heritage asset’s conservation and any aspect of the proposal’.

It has never been the intention of government to prevent change or freeze-frame local communities. Current policy and good practice show that change, if managed intelligently, can be successfully accommodated within the historic environment. This not only sustains significance but can add to the way we experience and understand historic places.

This Heritage Impact Statement has been prepared to accompany a planning application for extensions to the north and south elevations, and extension to the detached garage at No. 19 Warnborough Road. It provides a summary history of the development of North Oxford including an examination of the styles of architecture employed; a history and description of the house and a statement of its heritage significance.

It then provides a summary of the relevant National and Local heritage policies, guidance and advice, a description of the proposed works, and an assessment of their impact, or otherwise, on the cultural heritage significance of No. 19 Warnborough Road and its contribution to the North Oxford Victorian Suburb Conservation Area.

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SUMMARY HISTORY OF NORTH OXFORD

The lands which St John’s College developed was purchased by Sir Thomas White in 1573 from the Owen family, which acquired it following the Dissolution of the Monasteries. It comprised agricultural holdings, held on long leases from St John’s. At the beginning of the 19th century this area north of the city comprises agricultural holdings and nurseries bisected by Banbury Road and Woodstock Road, with Oxford Canal to the west and the River Cherwell to the east.

The first area was the St John’s Estate comprising Beaumont and St John Street. This area was surveyed in 1822 and laid out with lots being advertised in 1823. In 1824 further land was surveyed. The complete development of the area did not occur until the 1840s.

In 1826 the Parish of St Giles was surveyed as part of its enclosure, and this shows the owners of the land, which clearly shows the extent of the St John’s College holding.

Following the Oxford University Act of 1854, St John’s stopped renewing leases and considered options for putting the land to better use, having seen other landowners in the vicinity develop large Davis map of Oxford 1797 showing undeveloped land north of the city known as St Giles Fields houses for the wealthy. Rather than sell the land, the College decided to offer the land on 99-year leases.

The first major venture by St John’s was the development of land between Park Town and St Giles Field to the south enclosed by the college in 1828, called ‘’. In 1860 14 lots were advertised for sale. The architect, Mr. William Wilkinson (1819- 1901), who took over from S L Seckham as architect for St John’s College, drew up a Master Plan for this estate.

William Wilkinson and other Oxford architects designed the houses on the estate, but the plan was only slowly developed through the 1860s. In 1865 William Wilkinson developed plans for land between Woodstock Road and the Oxford Canal for lower middle class and working-class housing, this estate with smaller lots was known as .

The 1870s saw an increase in the development of these parts of the estate, particularly Walton Manor, with custom-build houses replaced by speculative development, funded by local financial institutions. It also saw the laying out of roads north of Walton Manor including and Warnborough Road.

The 1880s saw a major growth of the St John’s estate primarily to the west of Woodstock Road and north of the Walton Estate. In 1882, St John’s College asked the Local Board to make five new roads on their Walton Manor Estate,

In November 1890, Council reported “that St John’s College are now prepared to proceed with the road on the east side of Banbury Road, and desire that the name of the road be Bardwell Road, and recommended that the name be adopted.”

Davis map of Oxford 1797 showing undeveloped land north of the city known as St Giles Fields

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Six-inch OS 1876 showing the area developed by St John’s College 1860s and 1870s, including Park Town, Norham Manor, and Walton Manor north of the Radcliffe Observatory and Leckford Road, Warnborough Road to the north highlighted in orange

Six-inch OS 1876 showing the area developed by St John’s College 1860s and 1870s, including Park Town, Norham Manor, and Walton Manor north of the Radcliffe Observatory and Leckford Road, Warnborough Road to the north highlighted in orange

‘This saw the start of the Bardwell Estate, the last substantial section In January 1895, St John’s College submitted plans for two new roads of the Colleges’ North Oxford property, and an area reserved for the on the estate, one called Linton Road, the other called Northmoor best class of houses.’ Road, to run northwards from Bardwell Road, and join the eastern end of Linton Road. This development of this part of the estate was Development was still occurring to the west with the Corporation interrupted by WWI with some plots not being built on until the early agreeing in October 1891 to the making of Rawlinson and Staverton 1920s. Roads, located between Banbury and Woodstock Roads, and Chalfont and Polstead Roads, west of Woodstock Road.

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NORTH OXFORD HOUSE TYPES AND ARCHITECTURAL STYLES

HOUSE TYPES The North Oxford Victorian Suburb Conservation Area (2017) includes the ‘The writings of A.W.N. Pugin, (1812-1852) particularly Contrasts following summary of the housing types in North Oxford (1836) and True Principles of Pointed or Christian Architecture. (1842), had a major influence on the style and theory of the Gothic ‘The majority of the conservation area is characterised by housing Revival. Pugin urged architects and designers to work from the ranging from large detached villas, through large and medium- fundamental principles of Medieval art. These included truth to sized semi-detached houses, to smaller artisan semi-detached structure, material and purpose. houses. The larger houses can be as many as four storeys high, including attics and basements; a few houses stand out for having ‘John Ruskin (1819-1900) was the most influential art critic of his five storeys. Where basements occur, the grander the address day. His interest in Medieval architecture was aroused by travels the more likely that a flight of steps leads to the front door usually in Europe, during which he made detailed watercolour studies... within a porch or with a canopy over and for the basement to be Two of his most important books, The Seven Lamps of Architecture half above ground offering light into the rooms. The houses of the (1849) and The Stones of Venice (three volumes, 1851-1853), had an 1860s through into the 1880s are characterised by lofty rooms, enormous impact on the Gothic Revival. Ruskin advocated a return to thus adding to their imposing presence.’ the spiritual values of the Middle Ages, which he felt had been lost in the mechanised and materialistic age in which he lived.’ ‘The semi-detached houses offer a variety of façades. Some of the larger buildings will be double-fronted allowing a feature balcony ‘This ‘Gothic Revival’ style rejected the rigidity and formality to be set above a porch. Many share a chimney stack with rooms of classical architecture, and sought a return to medieval and along the party wall and entrances either at the extreme of the vernacular forms, and the use of traditional materials and craft. facade or on the side. As the houses become smaller, the side The buildings were asymmetrical, with steep sloping gabled and entrance is common offering a little vestibule with a canopy or hipped roof form, with plain tiles or stone slates. Large multiple porch like structure attached to the main block.’ chimneystacks were another major feature of domestic ‘Gothic Revival’ style. The windows frequently have pointed arches with ARCHITECTURE STYLES thick mullions and transoms. Bay windows and projecting porches The North Oxford Victorian Suburb Conservation Area Appraisal (2017) in also featured.’ discussing architectural styles comments. Hinchcliffe in her book North Oxford (Hinchcliffe, Tanis, North Oxford, ‘The dilemma of stylistic choice in the 19th century between the Yale University Press, 1992) writes that the architectural historian Sir John Classical and the Gothic can be fully appreciated in North Oxford, Summerson, wrote that it was the ‘lower school of Victorian designers’ with the latter appearing to be the more dominant of the two… the who were primarily responsible for the design of most suburban houses of the 1860s, 1870s and into the 1880s reflect a domestic developments during the nineteenth century. (p 90). Accordingly, little variation on this with elaborate Gothic doorways, Gothic windows attention was given in the architectural press to their design, with most and steeply pitched gables. Some houses betray the influence books and journals discussing the designs and providing exemplars of of Ruskin, particularly in the Venetian details of large staircase large villas and country houses. windows that dominate the main façade in some instances…The evolution of the Arts and Crafts style is visible in various parts of From the 1840s onwards, younger architects, such as Pugin, William the conservation area […] Queen Anne style can be seen.’ Butterfield and William White turned their attention to houses, when asked to design parsonages. Hinchcliffe writes ‘White drew general No. 5 Warnborough Road employs elements of the ‘gothic’ style of conclusions from his experience in an article published in The architecture. The Victoria and Albert Museum’s guide on the “Gothic Ecclesiologist in 1853. The greatest fault he found with contemporary Revival” style includes the following; houses, even those purporting to be ‘gothic was there was no connection between the external elevations and the plan’. In discussing the layout ‘Gothic Revival was one of the most influential styles of the 19th of houses and noting that the varied functions of the house required a century. Designs were based on forms and patterns used in the multiplicity of different spaces; this ‘character required that its exterior Middle Ages. Serious study was combined with a more fanciful, should be irregular’ (p 91) romantic vision of Medieval chivalry and romance. A wide range of religious, civic and domestic buildings were built and furnished in Parsonages, which were being built in an increasing number from the the Gothic Revival style, which flourished from 1830 to 1900‘ mid 1840s onwards, became important exemplars for suburban villas. Hinchcliffe notes; ‘Gothic buildings of the 12th to 16th centuries were a major source of inspiration to 19th- century designers.’

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Birds-eye view of proposal for Walton Manor S L Seckham 1854 (Hinchcliffe figure 11 page 25). Note detached, semi-detached and terrace housing proposed. Mixture of Italianate and gothic styles

‘During the 1850s and 1860s the architects of the ‘muscular gothic’ produced some startling and original parsonages, and gothic with its ecclesiastical associations, remained the accepted style for rectories and vicarages well into the 1870s. Steep roofs, gables, and stout chimneys were combined with economical plans to produce houses both inexpensive and picturesque, just those qualities sought by builders of suburban estates’ (p 94)

While the early estates developed by St John’s College, laid out by architect S L Seckham included stuccoed Italianate Villas, by the mid 1850s onwards, ‘gothic’ inspired designs took over, with the architect William Wilkinson taking over responsibility from Seckham for laying out parts of the estate and approving all the suburb’s buildings in 1866-7.

Around this time Hinchcliffe writes ‘the college inserted into their building agreement a clause which ensured every house be built in brick and stone, without the use of commercial cement or render. This suggests that the fellows too favoured the ‘true’ materials of the gothic over the Italian’ (p 95)

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Birds-eye view of proposal for Walton Manor S L Seckham 1860 (Hinchcliffe figure 14). Shows almost entirely ‘gothic’ styled houses

Birds-eye view of Norham Manor attributed to William Wilkinson c 1860 (Hinchcliffe figure 15) It shows both Italianate and ‘gothic’ styles

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Close-up showing more details of the architectural styles (Hinchcliffe’s North Oxford front cover)

In 1870 William Wilkinson published English Country Houses, (Wilkinson, The later development of the estate, however, was not immune to William, English Country Houses, Oxford 1870, 1875), in which he changes in fashions, and gradually designs emerged which reflected provided examples of North Oxford Houses. While these were the stand- changing tastes in mainstream architecture, with styles termed ‘English alone grander villas in North Oxford, commissioned for specific clients, Renaissance’, Old English’ , ‘Queen Anne’ style, all looking back to other architects and builders borrowed and simplified elements of these vernacular examples, and the design of houses that emerged from the designs when building smaller houses, including semi-detached villas, not early 16th century onwards, covered under the general description of for specific clients but for a broader middle-class client. ‘Domestic Revival’. While the architectural detailing changed, the houses were often asymmetrical, and irregular with hipped or gabled roofs, The emergence of the suburban house type depended on successive projecting gables and bay windows, dormers, with large chimneys, but attempts by architects of speculative ventures to design in a way with with clay tiles, rather than slate, for the roof and hanging tiles, and applied would suit the generality rather than the individual’ (Hinchcliffe p 106) timber framing. The ubiquitous timber sash widows were joined by Speculative developers often played safe, using a design which had been casements, with small panes or lead-lights. easy to let, rather than innovate, so that ‘gothic’ designs were being built into the 1880s.

10 HERITAGE IMPACT REPORT THE DEVELOPMENT OF WARNBOROUGH ROAD

Warnborough Road and surrounding streets lie north of the Walton The Oxford Times and Oxford Journal over the period 1877 to 1879 Manor which was laid out by S L Seckham in 1850s and developed carried advertisements for pairs of house or villas in Warnborough Road. under the supervision of William Wilkinson from 1862. It comprised On 21 July 1877 the Oxford Times published an advert seeking a tender predominantly terraced housing on smaller plots aimed for the tradesmen from buildings ‘to finish two pairs of houses situated in Warnborough- and semi-professional classes and contrasted with the grander houses road, Walton Manor’. on the Norham Manor Estate and houses developed along Banbury and Woodstock Road over the same period. The 19 January 1878 edition of the Oxford Times carried a notice for letting ‘Newly-built semi-detached villas, in Warnborough Road, Rent £52 With the development of the land to the north of the Walton Estate 10s’. The 11 October edition of the Oxford Times advised that ‘Mr. Joseph marked by Leckford Road, St John’s College made a conscious decision Hall has erected a pair of villas, from designs by Mr G. Shirley, and Two in relation to the type of leases and dwellings to be built. Malcolm pairs of very prettily designed semi-detached villas on the Warnborough- Graham, in his PhD Thesis, (Graham, Malcolm, The Suburbs of Victorian road for Mr. W Grey, have been built in white brick, with Bath stone Oxford: Growth in a Pre-industrial City, 1985, sourced on line at 17 June dressing, a class of house, not too large, and with a rental of about £35 to 2019 https://lra.le.ac.uk/bitstream/2381/8427/1/1985Grahammphd. £45 per annum’ pdf, observed; At the time of the 1881 census showed considerable gaps in the ‘The college estates centred upon Banbury Road were the most development of the road. Houses 1 to 14 have entries, although the pair 6 exclusive and those of the western fringe of Walton Manor were and 8 are listed as unoccupied. There are houses occupied from 9 to 14, the least so; between them, St John’s created a buffer zone of and entries for houses numbered 26 to 35. intermediate status… thus Warnborough Road was approved in 1873 and provided a location for semi-detached houses which accomplished the transition from the artisan cottages of Kingston Road to the superior villas in Woodstock Road.’( Page 75)

The St John’s Estates Committee approved Warnborough Road on 7 October 1873, and development began soon after starting from the southern end of the road north of Leckford Road.

The 9 June 1877 edition of the Oxford Journal, reports that following a request from the St John’s College to take the roads on the Walton Manor Estate, the Board’s Assistant Surveyor had inspected the roads and ‘recommended to the Board to take to Leckford Road, Cross Road, Warnborough Road, Tackley Place and , upon the payment by the College of the sum of £1157 3s 9d, the Board to make and complete so much of Farndon and Warnborough Roads as are without buildings adjoining it, when and as the buildings proceed’. The cost for Warnborough was £248 2s.

The 12 October 1878 edition of the Oxford Journal, reported that ‘at the request and expense of St John’s College, the Board have dedicated for that body the two sections of the Walton Manor Estate; these included Canterbury Road, Winchester Road, Church Walk, Leckford Road, a cross-road (by SS Philip and Janes Schools into Plantation Road, Warnborough Road, Tackley Place, and Farndon Place: these add up to about 5,378 feet or more than a mile’.

Hinchcliffe in her gazetteer provides dates for the leases of properties, architects, builder, name of leaseholder and occupation, for all the St John’s properties in North Oxford. For Warnborough Road the earliest lease is 1877 (Nos.1-2) with the last lease being 1896 (No.28). The date of the lease normally closely relates to the date of the approval of the plans Extract from 1:500 OS Map 1876 -78 (across two sheets) showing Warnborough Road and date of construction. In the case of Warnborough Road there are four running north from Leckford Road to meet with Farndon Road with 3 pairs of houses on the west side (1-2, 3-4 and 5-6) and a completed pair with garden opposite on east side (34-35) leases issued in 1879 (Nos. 8-12), two in 1880 (Nos. 7-8) and one in 1881 and three pairs of houses probably under construction at the time of the survey on the east side. (26-27, 28-29, 30-31). (no. 31) then a pause

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Extract from 25-inch OS map 1898 (two sheets joined) showing Warnborough Road fully developed

The early 1880s saw some difficulties in completing the development of Building Company desperately tried to shore up their faltering enterprise. all the plots on the estate, including Warnborough Road. This may be the They had taken over the leases of a number of houses in North Oxford reason why nos. 3 to 6 Warnborough Road are shown as being leased when purchasers could not be found for them. During 1882 and 1883 by the Oxford Building Co., in 1882. The Oxford Times on 22 December they mortgaged thirty houses in the area, mostly in the Leckford and 1883 reported the difficulty of the builder Mr. J Dover in completing a four- Warnborough Roads, but also in Norham Manor. (pp 61-62) pairs of houses in Warnborough Road, despite being advanced money to build the houses. The article noted six of the houses were carcases, one Hinchcliffe’s gazetteer shows a considerable number of leases issued nearly completed, and one let. from 1884 onwards indicating a revival in fortune for architects and builders, with many of the houses for this period designed by Galpin & Hinchcliffe in commenting on the difficulties faced by builders and Shirley. By the 1891 census most plots are developed, with Nos 30-31 Building Societies during this period writes ‘during 1882 the Oxford noted as unoccupied, and no entries for nos. 33, 36 or 37.

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19 WARNBOROUGH ROAD Number 19 Warnborough is one-half of a pair of houses which lies on the corner with number 5 Farndon Road.

Extract from 1898 25-inch OS map showing no. 19 Warnborough (red) with entrance to Warnborough Road and no. 5 Farndon Road (yellow)

The lease for number 19 Warnborough and number 5 Farndon Road a lodge. He describes himself as a Common Room servant. In the 1881 are dated 1887 with the drawings being submitted by Galpin & Shirley. census he and his family are still at No. 7 with a servant. He describes John Galpin was an estate agent and auctioneer, with Shirley being the himself as College Room Man BNC – which is likely to be Brasenose architect. The builder was John Dover with the two leases being taken by College. He is listed in the 1885 electoral register, still at No. 7, but a Mr. John Thomas Green, who describes himself as a College servant. qualifying to vote because he was the owner of a freehold property in Littlegate street. In 1887 he takes the lease for No. 19 Warnborough but Research shows that John Thomas Green was born in Oxford in 1833. does not appear to have lived there. He died in December 1893 at 22 He married an Elizabeth Cook in 1848 and describes himself as a Museum Road, a house-built c 1873 by John Dover. His estate is valued victualler. In the 1861 census he describes himself as a college servant, at £4723 (£387,518 in 2017) a considerable sum for a College man. In his which was his father’s profession. In the 1871 census he and his wife probate he is described as a gentleman. and two children are living at 7 Museum Terrace, with two servants and

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In the 1891 census the house is noted as empty as the family was away. was £55 with a rateable value £44, and for no. 5 Farndon £50 and £40 In 1901 an Annie S McKee (57) widow living on her own means is living at respectively. The original gross value for no. 19 Warnborough was £820 the house with cook and a housemaid. In the 1911 census the house is with the cost of the buildings £572 and for no. 5 Farndon £800 and £618. not listed, suggesting it was unoccupied on census night. In the 1901 and 1911 census Mrs Elizabeth Green (widow) is living at 13 Museum Street, living on her own means, presumably from the rents from Newspaper advertisements, however, show Mrs McKee at the house her houses in Warnborough and Farndon Roads. in 1920 advertising for staff. She died at the house on 29 March 1922 leaving £6824. The 1939 25-inch OS shows that no development had taken place at No. 19 Warnborough Road following its construction c 1887. The 1958 1:1250 The census shows that No. 5 Farndon is occupied in 1891, by a William plan shows a garage along the southern boundary by this date. Porter (23) a student of literature with two older sisters and an aunt all living on their own means. In 1901 and 1911 a Joseph James Collcutt PLANNING HISTORY is living at the house. In 1911 he is the Deputy Town Clerk for the City of The planning website shows that for a period 2013-14 Oxford. No. 19 Warnborough Road and No. 5 Farndon Road were in a single ownership, with a number of planning applications applying to both The District Valuation c 1910 shows both no. 19 Warnborough and no. 5 properties. The planning history is summarised below, with fuller details in Farndon Road were owned by Mrs Green, John Thomas Green’s widow. appendix 1. The valuation book shows that the annual value of no. 19 Warnborough

NO. 19 WARNBOROUGH ROAD

YEAR PROPOSAL DECISION 1974 Use of new floor room as office 74/00070/A_H Refused 1974 E.U.C for residential with ancillary office use 74/00229/EUC Withdrawn 2010 To install a Velux window 10/02575/PDC Permission not required

NO. 19 WARNBOROUGH AND NO.5 FARNDON ROAD

YEAR PROPOSAL DECISION 2013 Erection of single storey side extension and creation of Approved basement extension 13/00180/FUL 2014 Variation of condition 2 (approved plans) of planning Approved permission 13/00180/FUL (single storey side and basement extensions) to allow alterations to side extension, basement, front lightwell and erection of glass box at rear (Amended Plans) 14/03290/VAR

NO. 19 WARNBOROUGH ROAD

YEAR PROPOSAL DECISION 2020 Erection of single storey extension to lower ground floor Withdrawn south elevation and erection of single storey side extension to north elevation.

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DESCRIPTION OF NO. 19 WARNBOROUGH ROAD

The house sits on the corner of Warnborough and Farndon Road, with board. The adjoining steep-gabled entrance porch is reached by stone the front entrance elevation facing onto Warnborough and the side steps to the ground floor. It has a timber barge-board. The entrance has elevation onto Farndon Road. It lies on a generous block with a post WWII an arched opening with a solid timber door. Above the porch is a single garage along the southern boundary. The house has a lower ground floor, one-over-one timber vertical sash window. There is a small conservation a ground and first floor, and rooms within the roof space. It is constructed roof-light in the roof slope above. in brick with stone trims under a slate roof. The north elevation to Farndon Road which comprises one-half with 5 The entrance (west) elevation is asymmetrical with a substantial steeply- Farndon Road, is asymmetrical with substantial steeply-pitched gable on pitched gable with a three-sided canted bay with a crenulated parapet the western side and a slightly projecting smaller steeply-pitched gable running from the lower ground floor to the first floor. The window adjoining, both with timber barge-boards. There is a mixture of windows, surrounds are in stone with transom and mullions to the ground floor bay with small single sash windows, and pairs of sash windows with stone and mullions to the first-floor bay. The roof gable has a pair of one-over- mullions and mullion and transoms. There is a substantial projecting one timber vertical sliding sash windows. The gable has a timber barge- chimney-stack on the boundary between the two houses.

The west principal entrance and street elevation to 19 Warnborough Road with decorative The north elevation of 19 Warnborough showing access stair to lower ground floor and part entrance porch projecting bay windows elevation of no. 5 Farndon Road adjoining which projects forward. While facing onto Farndon Road it is a secondary elevation with simple forms and treatment

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The north elevation to Farndon Road The rear south elevation

The south elevation to the garden is dominated by a substantial projecting chimney- stack. On the boundary with no. 5 Farndon there is a large steeply-pitched gable with a timber barge board, projecting from which is a canted bay with a simple parapet, running from the lower ground floor to the first floor. The windows match those of the west elevation, pairs of timber sash windows with mullion and transom to the ground floor, mullion windows to the first floor and a pair of windows to the roof gable. There is sunken patio with steps to the lower ground floor entrance. There is an external iron-staircase entrance to the first floor.

The rear (south) elevation showing the lower ground floor access and sunken patio area and the iron-staircase to the ground floor

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View of the garage from the first floor which it is proposed to extend to the west matching the existing materials and detailing

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View looking north along Warnborough Road towards Farndon Road

RELATIONSHIP TO NORTH OXFORD VICTORIAN SUBURB CONSERVATION AREA

The North Oxford Victorian Suburb Conservation Area Appraisal (2017) • Council provision of wheelie bins impacts on small front gardens identifies a number of specific areas within the suburb and provides a considerably; more detailed analysis for these areas. Warnborough Road lies within the Kingston Road area. • School term-time traffic issues causing congestion and adding to parking problems; In relation to the Kingston Road Area it comments: • On-street parking is dense and adds to the arid character of some ‘Kingston Road abuts the Walton Manor Conservation Area and of the streets – where there are few trees, the combination of is characterised by a variety of terraced housing interspersed masonry and asphalt finishes of pavements are compounded by with semi-detached villas. These were deliberately designed as rows of parked vehicles; speculative and attractive residences for a growing artisan and clerical clientele. The plots are narrower, but where glimpses • Commendable use of bicycles contrasts with inadequate storage between terraces and houses permit, the familiar feeling of because they can only be secured to railings and street furniture; openness is maintained’. • Poorly maintained road surfaces and extensive use of asphalt for ‘Space in the character area is predominantly along long north- pavements; south roads. Building plots are narrow with houses typically grouped in terraces of four, six or eight, interspersed with • Street lighting in this character area is the least sympathetic of all semi-detached residences. The space behind the dense street in the CA as a whole. frontages can be appreciated through a number of gaps between buildings and from positions on the short side roads. Property Extensions to existing properties is not identified as a negative aspect of boundaries on the street frontages are usually low brick walls, this part of the North Oxford Victorian Suburb Conservation Area. often with a rounded coping brick. Some original iron railings survive.’ CONTRIBUTION TO NORTH OXFORD VICTORIAN SUBURB CONSERVATION AREA The Conservation Area Appraisal lists the following negative features of No. 19 Warnborough Road is part of a semi-detached house with No. 5 the Kingston Road area. Farndon Road, set on a generous corner block, while altered with a lower ground floor extension, it makes a visual contribution to this part of the • In part due to housing density, this is an area where Article 4 Conservation Area, although the elevations are to a degree obscured by directions would be beneficial, e.g. in arresting the introduction of the brick boundary wall with a substantial hedge and a number of trees more mismatched skylights in terraces; and shrubs to the boundaries.

18 HERITAGE IMPACT REPORT HERITAGE SIGNIFICANCE

Significance is defined by the National Planning Policy Framework The St John’s estate North Oxford developed principally over the (Feb 2019) as: period 1865-1914, is a significant example of suburban development, which is formally recognised through its early designation as a ‘The value of a heritage asset to this and future generations Conservation Area and subsequent expansion to include all phases of because of its heritage interest. That interest may be its development. archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but GALPIN & SHIRLEY also from its setting’. The application for no. 19 Warnborough and no. 5 Farndon Street was made by Galpin & Shirley in 1887. This does not appear to have Placing the asset in its historical context and describing its been a formal partnership. Galpin was a surveyor, estate agent and characteristics and appearance is an important component of the auctioneer while Shirley was the architect designing the houses. evidence gathering exercise. This both informs our understanding of a site’s significance and the contribution of its setting to this JOHN GALPIN (1825-1891) significance. John Galpin was born 1825 son of a carpenter who had come to Oxford from Somerset in search of work. Galpin himself was As Historic England explains in ‘Conservation Principles’ (2008), apprenticed as a carpenter in Margaret Wyatt’s building firm in St understanding how a place has evolved and how different phases add Giles street. He married young and moved to London where he to or detract from its significance is a part of that exercise. worked with one of the large building firms there, returning to Oxford in 1854 to become surveyor to the Paving Commissioners. His Historic England’s Listing Selection Guide, Suburban and Country designed the Hythe Bridge. From 1864-68 he was surveyor to the Houses (2011) provides useful background information on the Local Board. He gave up these public positions to devote himself development of the suburb, giving a focus on where the heritage entirely to the Oxford Building Company and his own business significance of such building types and historic areas lie: interests.

‘As the country house ideal cascaded down the aspiring social In 1860 he became involved in speculative housing developments scale, the Victorian villa began to set the pattern for the suburban in Cowley, which he undertook with local solicitor R S Hawkins. house – detached or semi-detached – of the Edwardian and inter- This may have resulted in the establishment of the Oxford Building war period. New architectural styles in their pure form continued Company and his selection as their secretary and surveyor. He had to be used by the architect to try and keep one step ahead of the other business interest. He was a partner with one of his sons in the general builder and the pattern-book but the prevailing orthodoxy timber business located at Abbey Wharf and manager of the Oxford from the mid nineteenth century onwards became an eclectic and Berks Brick Company. He ran an auctioneering and estate historicism where house style ranged from the sophisticated business with another son. He took building land in North Oxford, and reinterpretations of previous established styles to a desperate worked closely with John Dover, who had previously done substantial search for the novel and the bizarre in the name of fashion.’ (p 6) contracting in Oxford, including Hythe Bridge.

‘From the 1840s onwards, good quality substantial detached As the housing market collapses in the early 1880s the Oxford villas designed by established local architects proliferated on Building Company eventually found themselves in possession of villa estates located on the edge of flourishing cities; stylistic 520 houses, including a number in Warnborough Road. His two eclecticism was established’ (p 9) companies Oxford and Berk Brick company and Timber Company went into liquidation 1883, following the collapse of the Oxford ‘Architecture, particularly in decorative terms, was also influenced Building Company, which was finally wound up in 1887. by the Aesthetic Movement of the 1870s and 1880s, an artistic reaction against what was seen as the misdirected opulence He was an Alderman of the city and Mayor in 1873 and again in 1879. and extravagance of the High Victorian period, particularly in revolutionising middle- class taste. The ‘Domestic Revival’ moved GEORGE SHIRLEY (1839-88) away from historicist and ecclesiastical styles towards accessible George Shirley was born in Oxford in 1839. Little is known of his life. cosiness and homeliness, with leaded windows, small tile-hung or He appears to have qualified as an architect. The Oxford University timbered gables placed at different heights and depths, and tall and City Herald 19 July 1862 carried a copy of a letter in relation to chimneystacks based on examples of vernacular buildings such as the proposed new Workhouse in Oxford, which had been the subject farmhouses being studied at first hand from the 1860s.’(p 10). of an Architectural competition. It is signed by the leading architects in the city (E D Brunton, Charles Buckeridge) and includes George ‘Suburban houses not only show great architectural ingenuity Shirley. In the 1871 census he is living in Oxford with his wife and two and invention in style, materials, and plan form, they were often children and describes himself as an Architect and Surveyor. carefully designed in relation to their garden, street layout and neighbouring plots. Setting may be an important factor in assessing their special interest.’ (p 14)

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In the previous year, he advertises for let ‘several neat and convenient semi-detached VILLA RESIDENCES, on Cowley Road, at very moderate rentals, apply Mr. George Shirley, architect, High Street, St Cements, or Messer. Galpin and Son, auctioneers.’ (Oxford Times 17 September 1870, page 4) As noted above, John Galpin had been involved in development land in Cowley, and this advert would suggest that George Shirley was the architect for a number c. 1869. In 1861 he is living at 12 Wellington Square, and early St John’s College development, with his wife and six children.

From an analysis of Tanis Hinchcliffe gazetteer in her North Oxford Book, it has been established that Galpin and Shirley were responsible for 42 houses, although it is considered highly likely that it was more than this, but their names were not recorded on the applications. This was particularly the case in Warnborough Road, where there is a good deal of similarity between the designs.

Galpin & Shirley Bradmore 9 1872-73 Crick 2 1873 Farndon 5 1880-87 Norham Gardens 6 1873-76 Norham Road 3 1874-75 St Margaret’s 2 1879 Warnborough 15 1881-96 Woodstock 2 1875

In terms of Warnborough Road they designed the following houses.

Date of Lease Address Builder if identified 1881 31 - 1882 33 Hall 1884 22 Dover 1884 23 Dover 1885 21 Dover 1885 26 Holt 1885 27 Holt 1885 32 Hall 1886 20 Dover 1886 24 Dover 1886 25 Dover 1887 19 Dover – also no. 5 Farndon 1891* 30 - 1895* 29 - 1896* 28 -

Interestingly, records show that George Shirley was dead by 1891. An exact date has not been established, but probably 1888. The 1891 census has his wife in listed as a widow. John Galpin died in March 1891 (Witney Gazette and West Oxfordshire Advertiser 21 March 1891, p. 5) It is thought likely his son took over the business of submitting applications to St John’s College, perhaps re-using existing designs.

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STATEMENT OF SIGNIFICANCE

While altered internally the exterior retains much of its original form, fashions of North Oxford of simple Gothic, with steep gabled materials and details. Based on its fabric and historical development roofs, covered in slate, decorative brick detailing, projecting bay the heritage significance of No. 19 Warnborough can be summarised windows with crenulated and plain parapets, decorative timber as follows: barge boards to gables, a steep pitched decorative timber porch, and projecting chimneys. • No. 19 Warnborough Road together with No. 5 Farndon Road the other half of the pair of houses, constructed in 1887, provides • The house is representational, as part of a group of semi- evidence of the history of residential development of the North detached villas constructed along Warnborough Road and Oxford Victorian Suburb and the phases under which it took place, Farndon Road, as part of last development of the Walton Manor including the later development of the Walton Manor Estate north Estate, for the wealthy professional classes from the mid-1870s of Leckford Road, which began in 1875 and was completed by onward, illustrating the superior level of accommodation set in a 1896. generous garden and life-style sought and enjoyed by the wealthy professional classes in Oxford; • The design and appearance of the No. 19, being large imposing semi-detached buildings set on a generous corner block with • As an example of the design of the local architect George Shirley, Farndon Road, and presenting elevational treatments to both road (1839-88) who on its own account, but mostly in conjunction frontages, reinforces the architectural character and appearance with the estate agent and auctioneer John Galpin (1825-91) of the North Oxford suburb. made applications to St John’s College for houses on the North Oxford Estate, with fifteen noted in Warnborough Road and five in • The appearance of the building reflects contemporary architectural Farndon Road.

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HERITAGE MANAGEMENT POLICY AND GUIDELINES

19 Warnborough Road lies within the North Oxford Victorian Suburb • Sustaining or enhancing the significance of a heritage asset and Conservation Area and is a ‘heritage asset’. Accordingly, the following the contribution of its setting; policies and guidelines are relevant. • Reducing or removing risks to a heritage asset; Conservation principles, policy and practice seek to preserve and enhance the value of heritage assets. With the issuing of the National • Securing the optimum viable use for a heritage asset. Planning Policy Framework (NPPF) in Feb 2019, the Government has re-affirmed its aim that the historic environment and its heritage Works of alteration, extension, or demolition need not involve any assets should be conserved and enjoyed for the quality of life they harmful impact and may be necessary to ensure a building has a bring to this and future generations. viable future. Historic England explains its approach to managing the historic environment and how we experience places stating in in In relation to development affecting a designated heritage asset the ‘Conservation Principles’ (April 2008) paragraph 88: NPPF states in paragraphs 193 and 194 that: ‘Very few significant places can be maintained at either public or ‘When considering the impact of a proposed development on the private expense unless they are capable of some beneficial use; significance of a designated heritage asset, great weight should nor would it be desirable, even if it were practical, for most places be given to the asset’s conservation (and the more important the that people value to become solely memorials of the past’. asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss It also points out in paragraph 92: or less than substantial harm to its significance. ‘Retaining the authenticity of a place is not always achieved by Any harm to, or loss of, the significance of a designated heritage retaining as much of the existing fabric as is technically possible’. asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification.’ It also comments in paragraph 86:

The Planning Practice Guidance (PPG) seeks to provide further advice ‘Keeping a significant place in use is likely to require continual on assessing the impact of proposals explaining that what matters adaptation and change; but, provided such interventions respect in assessing the level of harm (if any) is the degree of impact on the the values of the place, they will tend to benefit public (heritage) significance of the asset. as well as private interests in it. Many places now valued as part of the historic environment exist because of past patronage The NPPF explains in paragraphs 195 and 196 the differences and private investment, and the work of successive generations between ‘substantial’ harm and ‘less than substantial’ harm, advising often contributes to their significance. Owners and managers that any harm should be justified by the public benefit of a proposal. of significant places should not be discouraged from adding further layers of potential future interest and value, provided that In cases where there is less than substantial harm, paragraph 196 recognised heritage values are not eroded or compromised in the states: process’.

‘Where a development proposal will lead to less than substantial Amongst the Government’s planning objectives for the historic harm to the significance of a designated heritage asset, this harm environment is that conservation decisions are properly informed. should be weighed against the public benefits of the proposal Historic England’s ‘Good Practice Advice Notes 3: The Setting of including, where appropriate, securing its optimum viable use’. Heritage Assets’ (Dec 2017), paragraph 19, explains that, ‘amongst the Government’s planning policies for the historic environment is that The PPG also seeks to provide a clearer understanding of what conservation decisions are based on a proportionate assessment of constitutes ‘public benefit’, as it is the public benefit that flows from the particular significance of any heritage asset that may be affected a development that can justify harm. In weighing the public benefits by a proposal, including by development affecting the setting of a against potential harm, considerable weight and importance should heritage asset’. be given to the desirability to preserve the setting of listed buildings. It recommends the broad approach to be followed: Public benefits can flow from a variety of developments and could be anything that delivers economic, social, or environmental progress Step 1: identify which heritage assets and their settings are as described in the NPPF, paragraph 8. They should be of a nature affected; or scale to be of benefit to the public at large, and should not just be a private benefit. However, benefits do not always have to be visible Step 2: assess the degree to which these settings and views make or accessible to the public in order to be genuine public benefits. It a contribution to the significance of the heritage asset(s) or allow explains that public benefits can include heritage benefits, such as: significance to be appreciated;

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Step 3: assess the effects of the proposed development, whether development. The policy in relation to designated heritage assets is beneficial or harmful, on the significance or on the ability to set out under DH3: appreciate it; Policy DH3: Designated heritage assets Step 4: explore ways to maximise enhancement and avoid or minimise harm; Planning permission or listed building consent will be granted for development that respects and draws inspiration from Oxford’s Step 5: make and document the decision and monitor outcomes. unique historic environment (above and below ground), responding positively to the significance character and distinctiveness of the From this summary of the national heritage management policy heritage asset and locality. framework it is clear that there is a complex assessment decision- making process to navigate when considering change within the In all planning decisions for planning permission or listed building historic environment. Central to any decision is the recognition that consent affecting the significance of designated heritage assets, history is not a static thing and that the significance of our historic great weight will be given to the conservation of that asset and to environment derives from a history of change. the setting of the asset where it contributes to that significance or appreciation of that significance). PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990 An application for planning permission for development which Section 66 of the Act requires local planning authorities to have would or may affect the significance of any designated heritage special regard to the desirability of preserving a listed building or asset, either directly or by being within its setting, should be its setting or any features of special architectural or historic interest accompanied by a heritage assessment that includes a description which it possesses, while s.72(1) requires that in the exercise, with of the asset and its significance and an assessment of the impact respect to any buildings or other land in a conservation area, […] of the development proposed on the asset’s significance. As part special attention shall be paid to the desirability of preserving or of this process full regard should be given to the detailed character enhancing the character or appearance of that area. assessments and other relevant information set out any relevant conservation area appraisal and management plan. The policies and advice described above provide an essential framework to guide designers and decision makers. In this respect The submitted heritage assessment must include information it is worth noting recent case law and the advice it offers on the sufficient to demonstrate: application of policy and legislation as set out below. a) an understanding of the significance of the heritage asset, Barnwell Manor Wind Energy Ltd v East Northants District Council, including recognition of its contribution to the quality of life of English Heritage and National Trust, 18th February 2014, and current and future generations and the wider social, cultural, Sevenoaks District Council v The Forge Field Society, March 2014, economic and environmental benefits they may bring; and have brought into sharp relief the weight and importance that decision makers should give to the duty under Sections 16, 66 and 72 b) that the development of the proposal and its design process have of the Planning (Listed Buildings and Conservation Areas) Act 1990, been informed by an understanding of the significance of the which requires that special attention shall be paid to the desirability heritage asset and that harm to its significance has been avoided of preserving a listed building or its setting or any features of special or minimised; and architectural or historic interest which it possesses. c) that, in cases where development would result in harm to the In Jones v Mordue & Anor [2015] EWHC 539, the Court of Appeal significance of a heritage asset, including its setting, the extent of explains how decision makers can ensure this duty is fulfilled: a harm has been properly and accurately assessed and understood, decision maker will have complied with the duty under sections 16, that it is justified, and that measures are incorporated into the 66(1) and 72 by working in accordance of the terms of the NPPF proposal, where appropriate, that mitigate, reduce or compensate paragraphs 131-134. This report follows this advice to ensure for the harm; consistency with the duty to preserve or enhance. Where the setting of an asset is affected by a proposed development, OXFORD CITY COUNCIL LOCAL PLAN 2016 – 2036 HERITAGE POLICIES the heritage assessment should include a description of the extent to At full Council meeting on 8th June 2020 the City Council voted which the setting contributes to the significance of the asset, as well to adopt THE OXFORD LOCAL PLAN 2016 - 2036. The issues as an assessment of the impact of the proposed development on the and policies in relation to Oxford’s heritage are contained in Part setting and its contribution to significance. 6. Enhancing Oxford’s heritage and creating high quality new

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North elevation

Substantial harm to or loss of Grade II listed buildings, or Grade II (through appropriate marketing) that will enable its conservation; registered parks or gardens, should be exceptional. Substantial harm and to or loss of assets of the highest significance, notably scheduled monuments, Grade I and II* listed buildings, Grade I and II* registered iv. conservation by grant funding or similar is not possible; and parks and gardens, should be wholly exceptional. Where a proposed development will lead to substantial harm to or loss of the significance v. the harm or loss is outweighed by the benefit of bringing the site of a designated heritage asset, planning permission or listed building back into use; consent will only be granted if: vi. a plan for recording and advancing understanding of the i. the harm is necessary to achieve substantial public benefits that significance of any heritage assets to be lost, including making this outweigh the harm or loss; or all of the following apply: evidence publicly available, is agreed with the City Council. ii. the nature of the asset prevents all reasonable uses of the sites; Where a development proposal will lead to less than substantial harm and to a designated heritage asset, this harm must be weighed against the public benefits of the proposal. Clear and extensive justification iii. no viable use of the asset itself can be found in the medium term for this harm should be set out in full in the heritage assessment.

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View of the west entrance elevation to no. 19 Warnborough showing the repaired boundary wall, the newly replaced corner boundary fence the substantial boundary hedge, and mature shrubs

DESIGN RATIONALE

The proposals have been developed having regard to the National variety of street scene. and Local Heritage policies, guidelines and advice, including Historic England’s Guideline ‘A Guide for owners of Listed Buildings’, and NORTH ELEVATION other developments in North Oxford. Conscious of the visual sensitivity of the north side elevation of no. 19, which fronts onto Farndon Road, the proposed extension over It is clear from the architectural development of the Victorian an existing access point has been designed as a simple parapet roof ‘gothic’ style that houses in North Oxford, and elsewhere for the structure. While projecting beyond the immediately adjacent wall, it period 1860s-1880s, were irregular and asymmetrical with steep lies behind the line of the front bay on the adjoining attached house. pitched slate roofs, projecting gables, projecting 2 or three-storied bays, projecting side or front porches, decorative brickwork, stone While the roof obscures the bottom sash of the pair of sash windows, detailing, decorative bargeboards, and sash windows. these are being retained. The use of a flat lead roof recess to not obscure the existing windows, or to maintain a strong roof line. It is also clear from a survey of the local roads that many houses in The use of the raised parapet with a flat roof behind is a traditional the vicinity have been extended to the side and rear, with some quite design treatment found on projecting bay windows. Matching brick substantial extensions into rear gardens. These have, for the most and detailing, a simple timber window and a solid timber door are part, employed the architectural language of the houses, with some proposed to visually integrate this small extension with the house. contemporary elements. While the elevation is currently obscured by a low boundary wall, No. 19 Warnborough Road and the adjoining no. 5 Farndon Road are timber boundary fencing on the corner of Warnborough and Farndon substantial villas with strong architectural character, with projecting Roads, and substantial hedges, trees and scrubs, and is barely gables and projecting canted bays to both street elevations. Unlike visible, the design which uses the ‘gothic’ design language has been the frontages of the villas on the east side of Warnborough Road developed to be clearly read and understood in relation to this pair of which lie in a straight line, the pairs of villas on the south side of villas and neighbouring properties. Farndon Road running east from no. 5 step forward providing a

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Broader view of the existing lower ground floor access.

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Image showing the existing uncovered access steps to the lower ground floor entrance, slippery in wet-weather and mornings with heavy dew or frost. Proposed porch will provide weather protection.

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The proposal adds a simple parapet element to this architecturally secondary elevation with View of the west elevation from the pedestrian gate the wall and substantial fence will the materials and detailing reflecting the house. It is considered that with the simple additive obscure views of the proposed porch. Notwithstanding, it has been designed to reflect form, sympathetic materials and detailing it will provide an appropriate new layer to the the parapet form of the bay window on the south elevation. The top of the parapet wall development of the house. commences just below the eves of the front porch with the string courses of the house picked up in the porch. The simple additive form, sympathetic materials and detailing it will provide an appropriate new layer to the development of the house.

View of the north elevation of no. 19 and part of no. 5 Farndon Road from the north west. The wall with the substantial hedge above obscures the proposed porch. Notwithstanding, it has been designed to reflect the parapet form of the bay window on the south elevation. The simple additive form, sympathetic materials and detailing it will provide an appropriate new layer to the development of the house.

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View from the north showing the relationship of no. 5 Farndon Road with its open frontage to no. 19 Warnborough Road with its boundary wall, hedging and substantial trees. Note the side extension with the canted bay, with a parapet roof detail

View on no. 5 Farndon Road and no. 19 Warnborough Road from the north east along Farndon Road. The extension is proposed to the west (RHS) of the gable projection of no. 19. While it will be substantially obscured in this view, the proposed porch has been designed to reflect and complement to forms, materials and detailing on this pair of houses. Note the scaffolding to No. 19 installed for the replacement of the slate roof, the cleaning and repairs to the brick, stone, timber, and redecoration

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Street image of the rear of no. 19 Warnborough Road and no. 5 Farndon Road, the access gates to the existing garage and part of the villa to south along Warnborough Road. There is no view of the proposed extension to the southern elevation

SOUTH ELEVATION In relation to the southern garden extension, a more contemporary Whilst 19 Warnborough Road is not listed, it lies within the North design approach has been adopted to provide the additional lower Oxford Victorian Suburb Conservation Area and is a ‘heritage’ asset’. ground living space, and to integrate the house with the garden. Accordingly, it is considered the principles advocated can be applied No. 19 Warnborough Road sits on a generous corner plot with a here. Page 12 states: reasonably substantial garden area to the Warnborough and Farndon Road frontages. This, together with the hedge, scrubs and tree With the high cost of moving, more and more people are choosing to plantings add to the open and tree-lined character of this part of the extend their homes... The first step is to understand how the house Conservation Area. has changed in the past, its particular character and how it sits within its surroundings - its ‘setting’. The garden is to a high degree obscured by the existing planting, and also and existing garage to the southern boundary, although the New extension should not dominate a historic building: this southern elevation of no. 19 and no. 5 Farndon Road and the houses usually means it should be lower and smaller. There is no rule to the east are clearly seen from Warnborough Road allowing the on the ideal percentage increase in size: it all depends on the size, open character of this part of the Conservation Area of substantial character and setting of your house. [emphasis added] villas in generous gardens, to be read and understood. An extension will usually have less effect on your historic home Historic England in its Guideline ‘A Guide for owners of Listed if it is built onto the back and not seen from the front. This is Buildings’ provides advice on adding an extension. because the back is usually less architecturally important than the front. Side extensions may also work well.

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Closer view of the south elevation of the no. 19 Warnborough and no. 5 Farndon Road from the south on Warnborough. Note the scaffolding to No. 19 installed for the replacement of the slate roof, the cleaning and repairs to the brick, stone, timber, and redecoration

The exterior needs to be carefully designed. You should usually aim to use matching or complementary materials for walls and the roof. However, cleverly chosen contrasting materials in a modern design may work for some buildings, where the extension can then be clearly ‘read’ as different to the old house. But the effect should not be so different that the extension is more prominent than the main building. [emphasis added]

Street view image of the boundary wall between no. 18 and no. 19 Warnborough, vehicular access drive to the garage along the southern boundary of no. 19 with lattice fencing, shrubs and trees. Garage to be extended slightly towards the road matching the existing. Note clear open view of the rear of the houses along the southern side of Farndon Road and their relationship to the open rear gardens

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It has taken as its design cue the traditional conservatory and garden room extensions which became popular in the 19th century, particularly from the mid-century onwards. There are a number of early and modern examples across North Oxford. This approach would ensure this lower-ground floor living room receives ample natural light and reads as a garden room when viewed from the west.

The design is a contemporary interpretation as opposed to pastiche approach, incorporating a lean-to roof and projecting gable along the west elevation to reflect the gable elements of the house. The extension is lower than the house and garage and does not visually dominate the south elevation of the house. Nor does it obscure the open views to the rear of no. 5 and the villas to the east. The footprint of the living room is modest in relation to the house, with the other proposed terracing element integrating the garden living room with the substantial garden area to the rear and side, replacing an existing hard surface paved patio area.

GARAGE/OUTBUILDING EXTENSION The proposal includes a small extension to the existing garage, (notated outbuilding on the plans) in matching bricks, to form a porch cover over the existing garage doors. It will have no visual impact on the setting of the house and its garden or the broader conservation area.

View from the ground floor of the site of the proposed extension showing the existing lower ground floor access and patio area and the paved patio with the boundary wall and garage

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View of the southern and western elevations with the new Welsh slate roof, stone, brick, and timber repairs and redecoration, and garden within the boundary with the substantial brick wall between No. 19 and No. 5 to the east. The extension sits against and slightly above the garden wall and does not obscure the open view of the houses along the southern side of Farndon Road. This would still be the case should the current wall and hedge boundary treatment to Warnborough Road frontage to be removed

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PRE-APPLICATION DISCUSSION

It is understood that the revisions to the design of the proposed use of a gable to mark an entrance point to a building is a universal extension to the Farndon Street elevation, with the use of the parapet design element and is widely used on many houses in North Oxford, detail and roof which avoids the existing sash windows, is supported. including 19 Warnborough Road. It is also a common feature used on traditional conservatories and greenhouses as evidenced by There were, however, earlier concerns raised by officers with the examples in a number of Greenhouse manufacturers catalogues. gable detail to the proposed conservatory to the rear garden. The

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Examples of the use of a gable detail to conservatories and greenhouses from Abridged catalogue: Mackenzie & Moncur, Ltd.: hothouse builders, heating and ventilating engineers 1901

Example of the use of a gable entrance from a catalogue from Boulton & Paul, manufacturers, Rose Lane Works, Norwich: [catalogue no. 43]. 1888

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Examples of the use of the gable marking the entrance to greenhouses from the catalogue Greenhouses A T Stearns Lumber Company 1939

Accordingly, while the proposed conservatory uses contemporary materials, the design reflects the well-established traditional forms of conservatories, with the entrance from the garden into the conservatory marked by a simple gable.

It is considered this is an entirely valid and appropriate design approach for an addition to a late 19th century house.

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ASSESSMENT IN RELATION TO HERITAGE SIGNIFICANCE

The design has been developed having regard to the heritage steep gabled roofs, covered in slate, decorative brick detailing, significance of no. 19 Warnborough and no. 5 Farndon Road and its projecting bay windows with crenulated and plain parapets, contribution to the Conservation Area. decorative timber barge boards to gables, a steep pitched decorative timber porch, and projecting chimneys. No. 19 Warnborough Road together with No. 5 Farndon Road the other half of the pair of houses, constructed in 1887, provides These elements have informed the design of the extension to the evidence of the history of residential development of the North north elevation, so as to complement rather than compete with the Oxford Victorian Suburb and the phases under which it took existing elevational treatment. The southern extension take its cue place, including the later development of the Walton Manor from the traditional conservatory or garden rooms found on houses Estate north of Leckford Road, which began in 1875 and was of this period, but instead of a pastiche, it includes contemporary completed by 1896. design elements and materials, to complement but also contrast with the existing strong architectural character of the southern The proposed extensions, which are modest, will have no impact elevation. It is clear from the Historic England Guideline on extending on this aspect of their heritage significance, but as with previous Listed Buildings, that there is room for contemporary extensions to approved extensions to this pair of houses, add a new phase of designated heritage assets. history as they continue to adapt to contemporary living requirements of their owners. The house is representational, as part of a group of semi- detached villas constructed along Warnborough Road and The design and appearance of the No. 19, being large imposing Farndon Road, as part of last development of the Walton Manor semi-detached buildings set on a generous corner block with Estate, for the wealthy professional classes from the mid-1870s Farndon Road, and presenting strong elevational treatments to onward, illustrating the superior level of accommodation set both road frontages, reinforces the architectural character and in a generous garden and life-style sought and enjoyed by the appearance of the North Oxford suburb. wealthy professional classes in Oxford;

The extension to the north elevation reflects the traditional design The historical role of the North Oxford suburb has not fundamentally elements of the existing house. The extension, which is modest in changed. While many of the larger houses in Banbury and Woodstock scale, and subservient to the strong architectural character of this Road in particular, have been adapted for educational and institutional and the adjoining northern elevation of no. 5 Farndon Road, will not uses, those that remain still serve the role of providing a superior level impact on its architectural presentation and appearance of this part of of accommodation and the lifestyle sought by many. The approved the North Oxford Conservation Area. It is considered it will add a new and proposed extensions are part of the continuum of development layer while preserving the character and appearance of the area. in North Oxford, to add amenities reasonably expected in the 21st century as part of this lifestyle and reinforce this character and role. The extension to the lower ground floor is visually subservient to the strong elevational treatment of the south elevation, which is visible As an example of the design of the local architect George from the Warnborough frontage. Due to its low scale and visibility it Shirley, (1839-88) who on its own account, but mostly in will not visually impact on the existing open views of the rear of no. 19 conjunction with the estate agent and auctioneer John Galpin Warnborough Road and no. 5 Farndon Road, nor the villas running to (1825-91) made applications to St John’s College for houses on the east along the south side of Farndon Road, and their relationship the North Oxford Estate, with fifteen noted in Warnborough Road to the generous garden areas. Accordingly, the extension will not and five in Farndon Road. impact on the visual open nature of this part of the Conservation Area. It is considered it will add a new layer while preserving the The previously approved works to this pair of villas, and the proposed character and appearance of the area. modest works to no. 19 Warnborough Road, do not detract from the strong architectural character of the original design, but reflect the The appearance of the building reflects contemporary enduring quality of the original design and the high regard his North architectural fashions of North Oxford of simple Gothic, with Oxford houses are held.

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Rear view of recently completed extension to no. 5 Warnborough Road

CONCLUSION

No. 19 Warnborough Road together with No. 5 Farndon Road, They are now seeking to make modest additions to the house to constructed 1887, form part of the later phase of development of provide better and safer access from the north, with the provision of this part of North Oxford, following the failure of Oxford Building a modest porch, and to improve the level of living space at the lower Company. Being semi-detached, they were constructed to attract ground level, where there is an opportunity to extend, and to integrate professional and semi-professional members of the growing middle- the house with the generous garden area on this open corner block. class in Oxford. They wish to add a further layer to the evolution of the house to meet As with the majority of houses of this period, detached, semi- reasonable accommodation and life-style expectations of the 21st detached or terraced, the designs reflected the fashion of ‘gothic’ century, in particular the desire for living spaces to flow out and inter- architecture, characterised by asymmetrical elevations, steep pitched act with the garden, while recognising the architectural character of gabled roofs, projecting gables and canted-bay windows, gabled the building and its visual contribution to the Conservation Area. dormers, projecting chimney stacks, and the use of brick with contrasting bands, stone for cills and lintels, slate for the roofs and The design rationale for the modest extension to the northern decorative barge boards and decorative porches. elevation takes it cue from the existing house to ensure its complements rather than competes with the existing architectural They represent the architectural work of the local architect George character of the house, and its presentation to Farndon Road and Shirley (1839-88) who on its own account, but predominantly with the Warnborough Road. The extension to the lower ground to the south surveyor and estate agent John Galpin (1825-91) was responsible for adopts a contemporary interpretation of the traditional conservatory a number of houses on the St John’s College North Oxford Estate, or garden room, but with references to the gable form of the house. including fifteen in Warnborough Road and five in Farndon Road. Serving the lower ground floor, the extension is a subservient element No. 19 Warnborough Road and No. 5 Farndon Road are not in the garden setting of the house, but also in relation to the current architecturally remarkable, but by their scale, form, details, and open views of the southern elevation of this villa and the villas on the simple palette of materials, they contribute to the urban character south side of Farndon Road, which, with their generous gardens are of this part of North Oxford, and the North Oxford Victorian Suburb visible for a short distance from the Warnborough Road frontage. Conservation Area. While the existing boundary wall, screen fencing, substantial hedging, The current owners of no. 19 Warnborough Road have demonstrated shrubs and trees substantially obscure the proposed extensions, they their commitment to preserving and enhancing the architectural have been designed to be clearly read with the existing elevations and character of No. 19 and the important contribution it makes to the the broader street scape of the Conservation Area. It is considered Conservation Area. They have recently replaced the Welsh Slate roof these modest proposals will not impact on the identified significance and undertaken repairs and maintenance, to the stone, brickwork of no. 19 Warnborough Road, nor it neighbour no.5 Farndon Road, or and timber. They have also replaced the damaged timber boundary the broader streetscape and character of this part of the conservation fencing on the corner of Warnborough and Farndon Roads. They also area. intend to reinstate a window in the bay of the kitchen on the lower ground floor level and replace the brickwork piers to the driveway.

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