Roger Coy Partnership Ltd D E S I G N S T A T E M E N T

Full Planning Application for an innovative exceptional dwelling Land at Main Street,

13Th December 2017

Bricknells Barn 32 Lime Avenue Eydon NN11 3PG CONTENTS

1.0 Introduction 2.0 Site and Context 3.0 Landscape Character 4.0 Planning Policy 5.0 Design Statement 6.0 General Arrangement 7.0 Sustainability 8.0 Waste Audit 9.0 Opun Review 10.0 Conclusion

1.00 Introduction

We have prepared this planning statement to support a planning application for a proposed dwelling of exceptional architectural, landscape and environmental quality.

Since our appointment we have developed various design scheme proposals, reviewed by the Opun Review East Midlands panel on two separate occasions leading us to the current proposal.

The proposals seek to develop architecture that is site specific, materially sympathetic to the landscape and does not harm the natural environment. The proposed dwelling will be of a truly exceptional quality delivering a dwelling that meets the standards required by Paragraph 55 of the National Planning Policy Framework.

Brief objectives:

- Landscape led architecture that reflects its context - To create a strong sense of identity and place - To form a dwelling to Code 5 of the Code for Sustainable Homes - To create a safe and attractive environment - To be innovative and to meet the exacting standards of Paragraph 55

2.00 The Site and Context

Church Stowe is a village in the of the county of Northamptonshire in England. It is the largest settlement in the civil parish of Stowe Nine Churches.

St Michael's church is notable for the tomb of Elizabeth Danvers and the tower built in Anglo Saxon times. The rest of the church was built in 1639 but includes remains of the medieval church. The east end was rebuilt in 1860.

Although Church Stowe does not have any village amenities, it is a very well connected village, with the A5 passing to the east of the village with direct connections to the M1. It is equidistant to Northampton and Daventry with the well serviced village of Weedon Beck 6 miles north.

The site is 0.81 hectares, within the village confines as set out by the highway to the south-east and residential development to the north and south-west.

The image below labelled View 1 shows the application site on the RHS and residential development further along the highway.

View 1

The image below labelled View 2 shows the application site viewed south-westerly on the RHS of the highway beyond the 2 dwelling houses.

View 2

The aerial photograph on this page marks the position and direction from which Views 1 & 2 are orientated. The area shaded red, indicates an obvious line which can be considered the village confine, within which the application site is found. The red line indicates the application site.

The site is currently in agricultural use. There are some single storey timber frame agricultural sheds for livestock. The image below is looking down the existing access drive orientated SW. One can clearly see the level differences within the site topography. The site topography drove the decision to design an earth house.

The image below is looking North West at the existing timber clad agricultural buildings.

The site is well screened from the highways as seen in Views 1, 2 and 3. It is very rural in nature and we have strived to maintain this with our earth house design. We believe that the proposed design will improve the landscape character.

Please refer to reports appended to this application prepared by IS Heritage for detailed analysis of the site and context.

3.0 Landscape character

The Natural England / Countryside Agency’s National Character Areas (NCA) places the landscape around Church Stowe within the National Character Area 95 Northamptonshire Uplands NCA and National Character Area 89 Northamptonshire Vales. At a County scale the landscape and countryside surrounding the village of Church Stowe, including the site, is described in the Northamptonshire Current Landscape Character Assessment (NCLCA) as Landscape Character Type 13 - Undulating Hills and Valleys and Landscape Character Area 13b Bugbroke and Daventry. (A summary description of the Undulating Hills and Valleys and subsection 13b is attached as Annex 1). The Key Characteristics of the Landscape Character Type are listed as:

‘The Undulating Hills and Valleys represent an extensive and complex rural landscape character type that occupies almost a third of the county. The key characteristics are:

 Extensive undulating and productive rural landscape stretching across the west of the county.

 Cohesive and recognisable unity of character despite scale and extent.

 Variations in the underlying geology influence local landform.

 Watercourses form part of three principal river catchments of the Cherwell, Nene and Welland.

 Reservoirs and man-made lakes are conspicuous features in the local landscape displaying a wide range of size, function and age.

 Navigable canals are an important visual component of the landscape and linear wildlife and recreational asset.

 Mixed farming predominates across the landscape although local land use and field patterns are strongly influenced by changing landform.

 Numerous small deciduous woodlands, copses and shelter belts punctuate the rural landscape.

 Hedgerow trees within the strong hedgerow network, contribute to the perception of a well treed landscape and combine with other landscape and landform features to create an intimate human scale landscape.

 Strong historic character underlies this deeply rural landscape.

 Numerous villages linked by winding country lanes contribute to rural character.

 Communication routes and urban influences and infrastructure where present, have eroded local rural landscape character. In the section on Local Distinctiveness, Landscape Condition and Landscape Change the study goes on to explain: ‘The Undulating Hills and Valleys are widespread and occupy a significant portion of the west of the county. Local variations in landform, geology, soils and land use history, have an impact on local landscape character. The mixed farming economy has necessitated the retention and maintenance of the hedgerow network and as such field boundaries are generally in good condition and add much to the perceived intactness and good condition of the landscape. These are an integral part of the landscape as they limit views and add to the well treed character of the rural scene and the sense of intimacy and human scale of the landscape. Hedgerow patterns also follow landform features and emphasis its undulating character.’

Then according to the description of the Local Character Area type 13b Bugbroke and Daventry:

‘Smaller settlements have both a linear and clustered form, for example, Preston Capes and Badby are clustered, nucleated villages whilst Everdon, and Church Stowe have a typical linear form, often extending across the upper slopes and on occasions down the valley sides. Between the villages, the settlement pattern includes scattered farmsteads and dwellings located both adjacent to roadsides, and set back from the road and accessed via minor tracks.’ ‘Landmarks are varied in the character areas, including radio masts and a transmitting station around Borough Hill and a telecommunication mast south of Barby. Newnham Windmill is also a prominent landmark along with notable church spires and towers at Newnham, Bugbroke and Church Stowe.’

The proposed development has regard to the description of landscape character and no features of particular character or local distinctiveness will be lost or harmed. It also has regard to its location on the south east side of the village settlement where the site is contained by Main Street and the residential development to the southwest, northwest and northeast (part). The proposed development will minimize its impact on the rural landscape by retaining the existing trees, keeping the profile of the built form low and largely confined to the same location as the existing agricultural buildings. New planting will be introduced to reinforce and add to the tree and hedgerow screen along the site boundaries. The tower of St Michael’s Church is recognised as a distinctive feature at the historic heart of the village and the low profile of the Earth House will not obstruct or intrude in any way to views of the church.

Section 3 Extract from Landscape and Visual Impact prepared by Sacha Barnes, please refer to the appended document for additional information.

4.00 Planning Policy

The village of Church Stowe and Stowe IX Churches Parish is within a Special Landscape Area EN1. However, we believe that a strong and exciting case can be brought forward to justify why that this application can be supported.

Daventry District Council Planning Policies

Policy GN1

A. The scheme does safeguard the natural resources district; to our understanding there would be no loss. B. The scheme takes every opportunity to safeguard the environment; this dwelling will be low carbon. C. The existing buildings will soon be left redundant and fall into disrepair D. The development is within the village envelope and major towns are easily accessible. E. The proposal limits development in a village, we are applying for a single dwelling on a 0.81 hectare site. F. Again, as point ‘E’ the site is within the village, and is very low density. G. The nearest bus stop is in the adjacent village Nether Heyford

Policy GN2

A. The building fits into the landscape, formed from local vernacular materials and replaces less aesthetic buildings. B. The existing access and parking meet with the requirements and regulations C. There would be no adverse impact on the road network D. The nearest bus stop is an adjacent village Nether Heyford E. The proposed building would not affect the setting of any of the listed buildings within the local context. F. The proposed building would not affect sites of nature conservation, geological or archaeological importance within the local context. G. Although the building is in a special landscape area, we believe that an innovative earth house designed to be close to nature will enhance the site H. The proposal has taken into consideration the agricultural value of the site which can still be used as a small holding.

Policy EN42

A. The proposed dwelling will reinforce local distinctiveness; as far as we are aware there are few other earth house locally B. The building is formed from local and traditional materials C. The building’s mass will have a low impact on the site, being designed to blend with the landscape D. The site can be considered secure by design from all aspects. E. The building becomes part of the landscape, ensuring minimal impact and loss of character

Policy EN1

C. The form, mass and scale of the existing buildings on site D. Protecting the local landscape character is the primary conceptual statement.

National Planning Policy Framework

Paragraph 55.

We firmly believe that the building meets the criteria outlined by paragraph 55 of the NPPF. Many hours of site analysis, design review and consultation have resulted in a rationalised design which, in our opinion, is:

– truly outstanding or innovative, helping to raise standards of design more generally in rural areas; – reflect the highest standards in architecture;

– significantly enhance its immediate setting; and

– be sensitive to the defining characteristics of the local area.

5.00 Design Statement

This application will seek full planning permission for a single, bespoke dwelling in land use classified open countryside. It should be of exceptional quality and innovative nature under the policy set out by Paragraph 55 of the NPPF.

The design which this statement supports results from 2 years of architectural and landscape design development, site analysis and assessment of visual impact, alongside environmental design and assessment.

The building orientation, form, mass, scale and siting have all been informed by the existing landscape characteristics of the site.

5.01 Contextual Character

The landscape character in the wider context is described as Northamptonshire Uplands NCA and National Character Area 89 Northamptonshire Vales. At a County scale the landscape and countryside surrounding the village of Church Stowe including the site, is described in the Northamptonshire Current Landscape Character Assessment (NCLCA) as Landscape Character Type 13 - Undulating Hills and Valleys.

The character of the more immediate context Church Stowe is a mélange of different building materials, sizes and styles, which utilises all the principal materials available locally until the modern period. The latest additions to the village, around ‘The Green’ make canting allusion to the Limestone origins of the village.

Please refer to the appended reports for more in depth analysis:

- Historical development and Character of Church Stowe - An archaeological desk-based assessment of land adjacent to Bank House, Church Stowe - Landscape and Visual Impact

5.02 Siting

In line with our design vision statement the siting should be landscape led. The obvious earthworks on the site which today still dominate are the softened infill of that quarrying, yet still stand some 8-10 feet deep, sufficiently deep to house a number of agricultural buildings which can barely be seen from the road. Although the landform characterised by quarrying is of no great archaeological value it does represent a strong identity of the existing site, an identity that we wish to retain and enhance.

Therefore, to retain visual glimpses with the character of the landscape we took the decision to site the building to form an extension of the bank, bringing the former quarry face forward to create the principal elevation utilising the existing former quarry face as the buildings rear internal wall. We were then inspired to treat the elevation with a rugged material pallet, much like the face of the former quarry.

We also investigated the potential visual impact through sketch form:

The above visual impact assessment sketches extracted from appended sheet no. 3776/40 present early investigations into the built form within the existing landscape.

Furthermore, by setting the building into the bank it allows for additional benefits such as thermal insulation, security and the ability to harmonise with the landscape as per comments by the Opun panel.

The sketch above is an early concept design prepared when investigating how the proposed footprint may follow the landform. The swept form of the building follows closely the site contours which can be seen roughly sketched as curved lines.

5.03 Building Form

Having developed a concept for the plan form which closely followed the sites contours we needed to do the same for the elevation form. We therefore, reviewed the topography of the site in section.

The sketch above shows the first conceptual idea of the building in elevation. The red line indicates the bank level taken from the survey information over which we sketched the schematic form. The section on the LHS follows the contours closely, as does the small section on the RHS. The central section was sketched as a 1 ½ or 2 storey element to allow some flexibility of the general internal arrangement. We consciously chose not to project the building significantly above the existing bank line in order to not break the purity of the landform.

To ensure a safe and attractive environment we identified an obvious hierarchy of privacy within the above sketch. Vehicular access is from the RHS meaning the principal entrance and areas of least privacy, requiring the least protection, should be that side. By default those of greatest privacy would be on the left. This has had the effect of placing the living spaces in the central taller element.

To encourage low energy architecture in line with the vision statement the building form, arrangement and physical elevational connect with the landform allowing much natural light, solar gain and external views and importantly, glimpses into the site of a visually exciting building set into the landscape.

We began to model the building form as a 3 dimensional CGI analysing the natural light to see how the building would perform and interact with the sun at various times of the day throughout the year. We adjusted the form of the building to encourage maximum solar gain and natural light penetration in the winter months and shading in the summer months to prevent overheating and reduce winter heating requirement.

It was necessary to adjust the roof form to optimise the shading and solar gain and the natural slope of the elevation (mentioned earlier in para 5.03) helped greatly. The sketch below shows that a mono-pitched roof form sloping to follow the topography will allow the sun to enter the living areas in winter. The sketch began to reflect the form of a pickaxe handle, a tool used prominently for 100s of years on the site during quarry excavations

The plan form evolved from the sketch below where the central living spaces project to allow natural light to penetrate in addition to providing views to the outside space to the 3D form also shown below. The recess was formed between the living space and bedroom areas to express the relationship between the existing landform, separate the hierarchy of privacy and to enable increased views and solar warming.

The proposed building form has been designed to harmonise with the landscape, to follow the existing contours in both plan and section. However, it has not been designed to recede into the landform. It is our intention that the building stands proud, to be glimpsed through the trees and to harmonise with its rural context.

The green roof over the living space and bedroom areas projects to provide depth to the façade and create solar shading.

To further develop the landscape led design, the largest roof area is curved to reflect the rolling hills of the contextual uplands, in addition to the obvious structural benefits. Furthermore, we investigated how best the circulation and user experience can harmonise with the landscape.

5.04 Material Pallet

Structurally the building will be formed with a timber frame and timber grid shell roof utilising SIPS panels for the open living spaces where possible. The principal elevation will be dressed with gabion baskets filled primarily with limestone sourced from Pury End Quarry, some 11 miles south. The choice of stone reflects most closely that which was quarried from the site. This un-coursed, rugged, tactile elevation materiality has been inspired by the former quarry use. The elevation reflects the hand-cut quarry face which once occupied the site. This site, and village is of geological interest as outlined by Iain Soden in his appended report and to ignore such a design cue would do the architecture a disservice. This will help to create a strong sense of identity and place.

The three roof elements will be sedum providing additional wildlife habitat. The plant species used on the roof will form the same families as those found in the Northamptonshire upland meadows.

The soffit to the roof projection and certain elements of the elevations will be dressed with sustainable vertical larch cladding. The untreated natural material will weather and help soften the lines of the roof form and settle the building into the landscape.

External Material Palette:

Larch timber Pury End Stone cladding Triple glazing Green (grass) roof

6.00 General Arrangement

The general arrangement has been laid out to a hierarchy of privacy and to maximise the sense of security, natural lighting, solar gain and access to the garden and paddock.

The principal entrance and vehicular garage are located at the driveway head with an entrance lobby leading to the living spaces. The bedrooms are located in a separate wing, requiring the greatest privacy.

There is a central courtyard with access from an entertainment/music room at the rear of the dwelling. The entertainment space will be used mainly at night and therefore requires less connection to the amenity space. However, a visual connection it still made. Stairs from the green roof lead down to the habitable space to maintain continuous access.

The kitchen space has been arranged to focus the eye to the landscape features.

7.00 Sustainability

The dwelling has been designed to meet criteria set out in the Code for Sustainable Homes Level 5. Please refer to page 3 of the report appended to this application for the code level.

7.01 Energy and Pollution

The external walls will be formed from Structural Insulated Panels, with a grid shell roof and primary steel structure where necessary. The building will significantly exceed the requirements set out by the current Building Regulations.

With further detail design and the input of an M&E consultant we aim to keep specific heat demand to less than or equal to 15kWh/sqm. The increased insulation value will provide the building with a stable temperature in both summer and winter.

7.02 Transport

The development includes for the occupants to use innovative travel technologies e.g. an electric car charging point.

7.03 Biodiversity

The roof construction will form a highly insulated timber grid shell structure covered by a green roof. The green roof has significant insulation value and provides biodiversity. The existing livestock sheds will be replaced by meadow grass land over the building and local species planted throughout the site. Please refer to Sacha Barnes Limited report.

7.04 Flooding and Drainage

We have specified a SUDS system for the storm water drainage. The green roof will absorb all but the heaviest of rainfall, and the porous amenity space paving will absorb surplus rain water to be stored for use in the garden.

7.05 Improving Resource Efficiency

All of the taps specified throughout the proposed development will be water efficient as will the shower heads and dual flush toilets. All appliances will be rated grade A in terms of water efficiency. A greywater system will also be installed (see above).

7.06 Solar Gain

During the winter months the living spaces will benefit thermally from solar gain with the sun lowest in the sky. During summer months, the sun’s steeper angle will be shaded by the overhanging roof, preventing overheating.

7.07 Materials

Materials for the project will, wherever possible be locally sourced, of low embodied energy and from a sustainable source. The timber frame will be UK produced timber from sustainable sources, as will the larch cladding. The stone will be from Pury End Quarry. There will be some steel and concrete but this will be controlled and limited as far as is reasonably possible.

The glass will be triple glazed to achieve the lowest possible ‘U’ Value and to control heat loss during the coolest months.

7.08 Ventilation

All rooms have openable windows to allow cross ventilation. Furthermore a central glazed courtyard will allow ventilation and encourage a stack effect within the deep plan space. Please see drawing 3776/39.

7.09 Energy and Heating

A Heat Recovery system (MHVR) will be integrated. Heat recovery is a process of continuously pre-heating incoming cool supply air by warming it with the outgoing exhaust air.

A Ground Source Heat Pump will be installed; the heat energy stored in the ground used to heat the space via a heat pump and exchanger. This would be incorporated with the MHVR system. The living space will be heated by underfloor heating maintaining a better level of thermal comfort with less energy requirement.

7.10 Self-Contained Foul Treatment

There will be no need to connect to the existing main water system, the foul water will be treated on site and discharged as clean water to a soak away, depending upon the results of the proposed percolation tests.

8.00 Waste Audit

This statement has been prepared by Roger Coy Partnership to accompany a full planning application for a dwelling house at Land at Main Street, Church Stowe. The new dwelling will be of sustainable timber cladding with a green turf roof.

8.01 Waste Management

Provision will be made for waste bins and recycling containers for the occupants of the dwelling in accordance with Daventry District Council refuse policies.

8.02 Construction Phase

During the construction phase the contractor will be required to conform to the requirements of the Site Waste Management Plans Regulations 2008. The objective is to:

 Improve efficiency and profitability by promoting re-use, recycling and recovery of waste, rather than disposal.

 Reduce fly-tipping by keeping a full audit trail of waste removed from sites and complying with waste duty of care regulations.

 Increase environmental awareness of workforce and management Environmental management performance is likely to improve, the more the workforce is aware of their responsibilities.

9.00 Opun Review East Midlands

We attended a second design review panel at which the following comments were made:

 The supporting information was considered to provide a robust understanding of the characteristics of the site, immediate context, as well as identifying the special qualities of the site.

 We were advised to crystallise our vision for the scheme in a simple concept diagram and pithy vision statement.

 The panel considered there to be an opportunity for site characteristics to provide cues for the architecture to a greater extent, i.e. a landscape led scheme with a building that is designed as an extension to the landscape/Landscape forms.

 Providing a simplified building form which reinforces the existing landscape form/features;

 Include the need for further evidence based research and the provision of additional information to ensure a zero carbon building can be achieved.

Our vision statement and concept sketch:

- Landscape led architecture that reflects its context - To create a strong sense of identity and place - To form a dwelling in accord with Code 5 of Code for Sustainable Homes - To create a safe and attractive environment - To be innovative and to meet the exacting standards of Paragraph 55

Concept sketch Developed landscape led building

Our building has been designed as an extension to the landscape. The landscape form has been maintained with the building’s principal elevation an extension to the significant change in level. Further, the domed roof with meadow planting reflects the rolling Northamptonshire upland hills. Rich natural, locally sourced materials are used throughout. The building plan is significantly simplified; the sketch above shows how in plan the building follows the contours. The previous scheme (see below) had an angular plan form and contrived roof form that did not follow the landform.

By appointing a Code for Sustainable Homes Assessor to provide assistance with the environmental design, we have produced a property compliant with Code Level 5.

10.00 Conclusion

The design process has been focused throughout on providing a piece of architecture that reflects the character of its location, which has both identity, and is sustainable. These factors strive to create a dwelling that is truly outstanding and innovative. The character of the rolling Northamptonshire Upland hills informs the building’s shallow domed roof covered with wild meadow flowers and the former quarry face informs the rugged elevations.

The dwellings visual impact has been assessed and deemed to have no adverse effect. It is understood that the site is technically open countryside, however, it is well within the village, with development on all sides.

The scale, form, and materials have all been selected to create contextual harmony without trying to hide the building. We want the architecture to be glimpsed through the peripheral trees without the building dominating the landscape. This is a fine balance to strike and has involved detailed site analysis.

The development proposal meets Code 5 of the Code for Sustainable Homes. This has been met with careful design considerations including the orientation, mass and form of the dwelling in addition to environmental technologies.

We are confident that with the input of Opun Design East Midlands we have met the stringent requirements set out by Paragraph 55 of the NPPF.