EXCEPTIONAL COUNTRY HOUSES: NPPF PARAGRAPH 79, REPLACEMENT AND ECO HOUSES

PLANNING PORTFOLIO

1 CONTENTS

EXCEPTIONAL COUNTRY HOUSES REPLACEMENT COUNTRY HOUSES

Wiltshire 8 Hampshire 20 REPRODUCED BY KIND PERMISSION OF SADLER BROWN ARCHITECTS West Oxfordshire 10 Ribble Valley 22 AONB 12 24 Forest of Dean 14 Gloucestershire 26 AONB 16 Chilterns AONB 18 INTRODUCTION

Our growing collection of planning consents in relation to new, replacement or regeneration country houses demonstrates our specific skill in achieving consents for exceptional or innovative dwellings in sensitive rural locations across the country.

This portfolio highlights the successful National Planning Policy Framework (NPPF) paragraph 79, traditional replacement country house and eco-house projects we have worked on.

Our in house expert planning and landscape architecture teams have an exceptional track record in the delivery of our clients’ aspirations. ECO-HOUSES Nidderdale AONB 28 30 NEW COUNTRY HOUSES

An exceptional new and replacement country house project is arguably one of the most interesting residential projects to work on.

The inspiration and ambition of a client combined with the innovation and skill of talented and creative landscape architects and architects produces something remarkable and original, something that will delight.

The outcome can be a striking and significant statement on the landscape that may be enjoyed, admired and applauded for generations, finding its way to becoming a part of British heritage.

Rural Solutions are unique in providing expert planning and landscape architecture services under one roof. These professionals are national leaders in the delivery of this specialised form of development - new country houses.

COUNTRY HOUSE OF EXCEPTIONAL QUALITY

In the 1990’s new Government planning policy unexpectedly emerged seeking to resurrect the tradition of the English Country House. That policy, often termed ‘The Gummer Clause’ (after the then Secretary of State), has been maintained and varied many times and now finds its description at para 79 of the NPPF (2018). It is here to stay and states that isolated homes in the countryside will be permitted if the following circumstances apply:

79 e). the design is of exceptional quality, in that it:

• is truly outstanding or innovative, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas; and • would significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area.

The challenge in meeting these policy tests is considerable. The design bar is set incredibly high in seeking to attain a scheme that is truly outstanding or innovative. Expert guidance is required. Rural Solutions is the leading national planning and landscape practice in achieving schemes that become a reality in this discrete policy area. We are unique in providing both the necessary planning expertise and landscape expertise in house. Our approach is one which enables all professionals to achieve a scheme that is more than the sum of its parts – one that is truly outstanding.

REPRODUCED BY KIND PERMISSION OF KIRKLAND FRASER MOOR ARCHITECTS 5 REPLACEMENT COUNTRY HOUSES

Replacement country house schemes are, put simply, the replacement of an existing house with a new house in the countryside.

This type of development requires significant experience and skill in forming the scheme, due to the inevitable and sometimes onerous policy requirements of the local authority and the potential constraints that arise in a rural area. There is, in principle, an acceptance for the replacement of homes in the countryside from local planning authorities and success lies in the interpretation of policy and existing development rights.

The policy provisions for this type of country house development (replacement) are not as onerous in design terms as that of NPPF paragraph 79 on the provision of a new (often not replacement) isolated dwelling that is truly outstanding or innovative.

It is noticeable in our examples of replacement country houses that the importance of sympathetic design, paying tribute to (but not a pastiche of) the traditional country house styles of previous centuries, is a pervading feature.

Those looking for the ultimate combination of a modern and practical living space merged with a majestic, historic property can realise this in development ventures such as these.

ECO-HOUSES

Eco-houses are a specific niche of rural development. As the name suggests, an eco house is a type of scheme focused on the development of a dwelling designed in such a way as to minimise its environmental impact. There are many innovative techniques employed to achieve this and therefore the structures are usually remarkable and unique, as well as sustainable and sympathetic to their environment. In a rural setting this can be achieved in many different ways and something we are increasingly asked to work on.

REPRODUCED BY KIND PERMISSION OF LARK ARCHITECTS 6 PARA 79 HOUSE - WILTSHIRE REPRODUCED BY KIND PERMISSION OF FRANCIS TERRY AND ASSOCIATES AND TERRY FRANCIS OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME This is an usual scheme in that an approval A strong collaborative approach of the project A swift delegated decision of approval was had already been achieved; however when it team was engendered, where there was a delivered by Wiltshire Council. came to the implementation phase it simply unified commitment to create something that did not work for the client. It is very rare for both delighted the client and was realistic in its authorities to approve whole new para 79 implementation. This collaborative approach schemes in the stead of one already approved. extended to an excellent working relationship Rural Solutions’ challenge was to convince with Wiltshire Council and the North Wessex the council, the Area of Outstanding Natural Downs AONB, which quickly resulted in an Beauty management board (AONB) and the application submission that would meet the local community of the merits of a whole new needs of these two key organisations. approach; and in a very tight timescale.

8 9 PARA 79 HOUSE - WEST OXFORDSHIRE REPRODUCED BY KIND PERMISSION OF FRANCIS TERRY AND ASSOCIATES AND TERRY FRANCIS OF PERMISSION BY KIND REPRODUCED REPRODUCED BY KIND PERMISSION OF SEYMOUR-SMITH ARCHITECTS SEYMOUR-SMITH OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME The draft designs for the house and landscape The collaborative approach of client, architect, The design review panel provided a rare and were well advanced by the time Rural Solutions landscape architect and planner, focussed on unequivocal statement in that it agreed that were appointed. Our initial role was to seek an agreed evidence base, was pivotal in gaining this proposal fully met the tests of paragraph to join up the design approach to addressing the necessary support of the independent 55 (now 79) of the NPPF. The planning policy – seeking to achieve architecture and design review panel (d:se). That support in committee gave a first time approval of the landscape architecture designs that were as turn was essential in gaining the support of the application. one. Our role was also to identify and manage planning committee. the necessary additional evidence base required to meet the stringent tests of planning policy, especially landscape policy.

10 11 PARA 79 HOUSE - NIDDERDALE AONB REPRODUCED BY KIND PERMISSION OF SADLER BROWN ARCHITECTS BROWN SADLER OF PERMISSION BY KIND REPRODUCED REPRODUCED BY KIND PERMISSION OF XXXX OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME The client wanted a new residential dwelling, The design incorporated building cantilevers The house will be zero carbon rated and totally Achieving unanimous approval at planning set in historic woodland in Nidderdale Area of over a new lake and restoration of former efficient in terms of energy and environment committee. Outstanding Natural Beauty (AONB). Victorian pleasure garden as part of the with ground source heating, water source heat planning application. pumps and hydro electric energy generation.

The site contains a historic lead mine and the The attributes all added to support the building will be clad with zinc and wood to reasons for consent. Rural Solutions produced reflect this. the planning application to Borough Council to support the development after an extensive consultation process.

12 13 PARA 79 HOUSE - FOREST OF DEAN REPRODUCED BY KIND PERMISSION OF KIRKLAND FRASER MOOR ARCHITECTS MOOR FRASER KIRKLAND OF PERMISSION BY KIND REPRODUCED REPRODUCED BY KIND PERMISSION OF SADLER BROWN ARCHITECTS BROWN SADLER OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME The clients wanted to develop a contemporary Working closely with the clients to review the In order to successfully secure planning for The scheme was consented first time at dwelling on a greenfield site in open countryside opportunities on their land and identify the the sensitive proposed development, we planning committee by the council in 2013. in the South of . most suitable site. started by defining a planning strategy to work Followed, the construction of spectacular positively with council officers and engaging country house in an equally impressive location. After agreeing the site location, we worked local stakeholders and the design review panel, closely with the team of service providers who supported the scheme. including architects, landscape architects, archaeologists and ecologists to create a viable We then produced a planning application design. and supporting documents and managed the application to determination.

14 15 PARA 79 HOUSE - BLACKDOWN HILLS AONB REPRODUCED BY KIND PERMISSION OF KIRKLAND FRASER MOOR ARCHITECTS MOOR FRASER KIRKLAND OF PERMISSION BY KIND REPRODUCED REPRODUCED BY KIND PERMISSION OF SADLER BROWN ARCHITECTS BROWN SADLER OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME The client wanted to develop an architecturally Working on an inclusive consultation process Successfully securing consent with the council exceptional dwelling in the Blackdown Hills with East Devon District Council to agree in 2015, the now fully constructed Para 79 is AONB. consent in this designated nature reserve on one of the first of its kind in an AONB, and a prominent hillside location, we managed and was featured on Channel 4’s Grand Designs in consulted with a variety of stakeholders such 2017. as the AONB officer, planning authority and parish council. Carefully project managing the development throughout the planning stages.

16 17 PARA 79 HOUSE - CHILTERNS AONB REPRODUCED BY KIND PERMISSION OF KIRKLAND FRASER MOOR ARCHITECTS MOOR FRASER KIRKLAND OF PERMISSION BY KIND REPRODUCED REPRODUCED BY KIND PERMISSION OF SADLER BROWN ARCHITECTS BROWN SADLER OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME The site is a slip garden associated with a Together the landscape architect and architect Technical opposition from the council’s heritage large wall garden located within an AONB. collaborated to form a building that sits adviser was overcome and the application The challenge was to create an exceptional delightfully within its landscape setting. As received almost unanimous support from the scheme in a tightly contained site of historic part of the strategy for approval, we made planning committee, becoming the first new and landscape significance. a concerted effort to work closely with the country house approved under paragraph 79 local community to attain their support for in the Chilterns AONB. the scheme, from both the parish council and neighbouring landowners.

18 19 REPLACEMENT HOUSE - HAMPSHIRE REPRODUCED BY KIND PERMISSION OF KIRKLAND FRASER MOOR ARCHITECTS MOOR FRASER KIRKLAND OF PERMISSION BY KIND REPRODUCED REPRODUCED BY KIND PERMISSION OF FRANCIS TERRY AND ASSOCIATES AND TERRY FRANCIS OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME To create a substantial new country house, In depth engagement with the planning officers Planning consent granted under delegated parkland setting, new cottages and shoot and local community and a highly robust and powers with community support. lodge for the applicant across an extensive comprehensive application which provided landholding. substantial environmental enhancements and the highest quality of architecture and landscape architecture.

20 21 REPLACEMENT HOUSE - RIBBLE VALLEY REPRODUCED BY KIND PERMISSION OF FRANCIS TERRY AND ASSOCIATES AND TERRY FRANCIS OF PERMISSION BY KIND REPRODUCED BUILD COMPLETED 2016

CHALLENGE SOLUTION OUTCOME The site allocated was a former shooting lodge. Acting as project manager and planning agent, The project was constructed successfully, with The project was to replace this structure with we provided a wealth of guidance as part of the inclusion of a gate lodge in the plans. a traditional country house design property, the application to demonstrate the significant doubling the size of the building in the Forest enhancement to landscape and with it, strong of Bowland, Lancashire, an AONB. evidence from precedent examples. The comprehensive application achieved planning At the point of application Rural Solutions consent first time. managed to overcome the possibility of the original lodge becoming a listed property.

22 23 REPLACEMENT HOUSE - COTSWOLDS REPRODUCED BY KIND PERMISSION OF YIANGOU ARCHITECTS YIANGOU OF PERMISSION BY KIND REPRODUCED BUILD COMPLETED 2016

CHALLENGE SOLUTION OUTCOME The client acquiring this valuable land, was keen Acting as planning agent and project manager, The application for the replacement house was to replace a modest Victorian farmhouse and we put together a strong planning application consented, first time. Subsequent additional associated barns both traditional and modern based on the chosen architect and landscape elements have since been planned and in style, with a traditional and palatial house to architect plans. The design was for a developed. make the most of the delightful AONB. significantly larger property, with the inclusion of a linkage and extension to existing farm buildings, creating new leisure, stables and energy buildings.

24 25 REPLACEMENT HOUSE - GLOUCESTERSHIRE REPRODUCED BY KIND PERMISSION OF YIANGOU ARCHITECTS YIANGOU OF PERMISSION BY KIND REPRODUCED REPRODUCED BY KIND PERMISSION OF YIANGOU ARCHITECTS YIANGOU OF PERMISSION BY KIND REPRODUCED

CHALLENGE SOLUTION OUTCOME To receive permission for a replacement The design incorporated many sustainable Approval to go ahead with the construction traditional country house in the Cotswolds, on elements, including ground source heat pumps, of the palatial 3,105 square metre floor space the site of a previous 19th Century Repton photovoltaic panels, rainwater and greywater incorporating 11 en-suite bedrooms, four designed mansion that was demolished in the harvesting and heat recovery ventilation staff living quarters, six reception rooms, an 1930s. system. orangery, grand hall and underground cinema, indoor pool and gym, cloister and stable block.

26 27 ECO-HOUSES - NIDDERDALE AONB REPRODUCED BY KIND PERMISSION OF YIANGOU ARCHITECTS YIANGOU OF PERMISSION BY KIND REPRODUCED ARCHITECTURAL DESIGN BY SOLUTIONSARCHITECTURAL RURAL

CHALLENGE SOLUTION OUTCOME A development of two new eco-houses on a The planning and architecture team worked on The larger of the two eco-houses has been plot in an AONB. applications for two bespoke eco-houses which approved and the second eco-house is still at are dug into the slope of the landholding. The the application stage. designs incorporate an indigenous dry-stone wall as well as grass roofs to mitigate visual impact from across the valley where they will be seen.

28 29 ECO-HOUSE - NORTH YORKSHIRE REPRODUCED BY KIND PERMISSION OF LARK ARCHITECTS LARK OF PERMISSION BY KIND REPRODUCED ARCHITECTURAL DESIGN BY SOLUTIONSARCHITECTURAL RURAL

CHALLENGE SOLUTION OUTCOME The proposed site of the eco-house was in a Rural Solutions’ comprehensive application The application received planning officer redundant reservoir on a sensitive valley-side highlighted all the benefits to the surrounding recommendation to approve and consent landscape position. The original application landscape and overcame previous concerns from the planning committee. Construction is had been refused, at which point the client about access and the exposure on the in progress. appointed Rural Solutions to produce a further landscape. Using the reservoir walls as an application for consideration. integral part of the design as well as a grass roof, allowed the design to blend well with its setting.

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