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Council Letter Template North Area Committee - 7th February 2008 Application 1) 07/02599/FUL Numbers: 2) 07/2598/CAC Decision Due by: 14th January 2008 Proposal: 1) 07/02599/FUL Erection of replacement 2/3 storey dwelling, replacement of existing 1.7m close boarded fence with 1.7m brick wall. 2) 07/2598/CAC Conservation area consent for demolition of existing two storey dwelling and attached single storey garage. Site Address: Garford House Garford Road Oxford (Site map at appendix 1). Ward: St Margarets Ward Agent: Gray Baynes & Shew Applicant: Peregrine & Hester Riviere Application Called in – by Councillors – Campbell, Brundin, Hollander and Goddard for the following reasons – Overbearing impact Recommendation: Application be Approved For the following reasons: 1 The Council considers that the proposal accords with the policies of the development plan as summarised below. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. Any material harm that the development would otherwise give rise to can be offset by the conditions imposed. subject to the following conditions, which have been imposed for the reasons stated:- Application 07/02599/FUL 1 Development begun within time limit 2 Samples in Conservation Area 3 Revised details of dormer windows 4 Design - no additions to dwelling (i.e. permitted development rights removed) 5 Revised parking layout 6 Landscape protectin of trees shown on plan 7 No felling, lopping, cutting REPORT 8 Landscape plan required 9 Landscape by completion Application 2) 07/2598/CAC 1 Commencement of works – conservation area consent 2 Conservation area consent in accordance with approved plans 3 Building not to be demolished prior to contract for redevelopment Main Local Plan Policies: Oxford Local Plan 2001-2016 CP1 - Development Proposals CP6 - Efficient Use of Land & Density CP7 - Urban Design CP8 - Design Development to Relate to its Context CP15 - Energy Efficiency TR3 - Car Parking Standards TR4 - Pedestrian & Cycle Facilities HE7 - Conservation Areas HS19 - Privacy & Amenity HS21 - Private Open Space Other Material Considerations: This application is in or affecting the North Oxford Victorian Suburb Conservation Area. Oxfordshire Structure Plan 2016 PPS3 Housing PPG15 Historic Environment Relevant Site History: 58/6680/A_H Dwelling house and garage for private car. APPROVED 22.4.58 Representations Received: 7 Representations received making the following comments: • Size, mass form height and scale of proposal is out of keeping with surrounding residential dwellings • Loss of privacy • Increased footprint • Proposal will detract from the character and appearance of the area • Proposal is out of character with the homogeneity of Garford Road and their low key scale and appearance • Proposal comes too close to boundaries with neighbours • Design is non cohesive and aims to produce as big a house a possible • Proposal will be overbearing and oppressive • Application site is on sloping ground and therefore the site is higher and will be more overbearing to neighbours • Loss of light to neighbours • Parking and access proposed to rear of plot • Hard landscaping out of character REPORT • Loss of trees • Proposal does not respect the history of the site in that the plot was part of the original Blackhall Farm Statutory and Internal Consultees: Linton Road Neighbourhood Association, Oxford Preservation Trust, no responses. Environment Agency Thames Region: No impact Thames Water Utilities Limited: No objections Tree Officer: No objections Highways Authority: Inadequate parking and turning space Issues: Principle of demolition of existing building Impact of proposed replacement on character and appearance of conservation area Impact on neighbours Highway safety Sustainability: This is an accessible location being close to good public transport services. There are also cycle lanes providing access to the City Centre. The proposal represents an efficient use of a brownfield site. Officers Assessment: Site Location and Description 1. The application site is located half a mile north of Oxford city centre, within the North Oxford Victorian Suburb Conservation Area. The site is currently occupied by Garford House which is a large detached dwelling constructed in the late 1950s. The site was formerly part of the garden of Blackhall Farm, which is located on the north east corner of Charlbury Road and Garford Road. Proposals 2. The applications propose the demolition of the existing buildings on the site and replacement with a detached dwelling of 2 storey in height with a third floor contained in the roof and lit by dormer windows. It is proposed to replace the existing fence that fronts Garford Road and replace it with a 1.7m high brick wall, with the retention of trees and shrubs behind. The existing vehicular access is retained as is the arrangement of the existing driveway to the rear of the plot. The existing garage will be removed and parking is proposed to the rear of the dwelling. Principle of Development 3. The Planning (Listed Buildings and Conservation Areas) Act 1990 requires that in the determination of planning applications special regard should be paid to the desirability of preserving or enhancing the character or appearance of the conservation area. This requirement is given effect in policy HE7 of the Oxford Local Plan 2001 –2016 which seeks to ensure that new development preserves or enhances the character or appearance of the conservation area. REPORT 4. Government Advice in PPS3 Housing. encourages the efficient use of previously developed land in a way that protects the character of the local environment. This is core to the Housing policies in the Local Plan. 5. PPG15 Planning and the Historic Environment states that when considering applications for the demolition of buildings within a conservation area, ‘the general presumption should be in favour of retaining buildings which make a positive contribution to the character or appearance of a conservation area’. It adds that where a building makes little or no contribution then there is the opportunity for redevelopment which could add to the character or appearance of the conservation area and the loss of the existing building can be accepted. This is on the presumption that there are acceptable plans for redevelopment. 6. PPG15 states that when considering proposals for new development in conservation areas ‘special regard should be had for such matters as scale, height, form, massing, respect for the traditional pattern of frontages vertical or horizontal emphasis and detailed design (e.g. The scale and spacing of window openings, and the nature and quality of materials). What is important is not that new buildings should directly imitate earlier styles, but that they should be designed with respect for their context, as part of a larger whole which has a well-established character and appearance of its own’. The emphasis is on managing change rather than preventing all forms of new development. Analysis of conservation area 7. The Conservation Area Appraisal for North Oxford is in its final revision stages following consultation with the local community. It explains the character of this part of the conservation area east of Banbury Road and is a material consideration in the consideration of this application. 8. The development of the Bardwell Estate introduced a new architectural language to North Oxford. The influence of Wilkinson and Moore, the predominant architects of much of North Oxford up until the turn of the century, diminished and new wave architects, Frank Mountain, Arthur Martin and Christopher Wright designed in the more fashionable styles of the Arts and Crafts, Queen Anne and Neo-Georgian. This led to an eclectic mix of styles within the area where tall gothic piles gave way to broader lower buildings with hipped roofs, timber sash or casement windows, brickwork, roughcast render or timber framing, symmetrical and asymmetrical facades, with chimneys positioned to reinforce the formality or the informality of the design. Chadlington Road, Linton Road, Northmoor Road and Garford Road all exhibit these characteristics. The Existing Building 9. The existing detached house on the site was built in 1958 on part of the land belonging to Blackhall Farm. It is a design of its time, sited back from the front boundary on a generously sized plot. The house is of a scale and design that does not reflect the characteristics or appearance of the REPORT conservation area and would, if it were more visible in the road, have a negative impact on the conservation area. As it is, screened by the boundary fence and trees, its contribution could be described as neutral. There is no objection to its demolition provided that there are acceptable plans for its replacement. Proposed replacement building 10. The proposed new dwelling has its roots in the arts and crafts traditions, expressing externally the way the building functions. It thus has an informal arrangement of forms, with sweeping roofs, prominent chimneys, and a mix of window proportions and designs. It is shown set well back in the site to maintain the generous front garden and landscaping and to relate to the alignment of Blackhall Farm. It is a collection of ‘building blocks’ with a main range and a T shape series of ‘extensions’ to the front and rear. Whilst its foot print is larger than the existing, this form of development enables it to maintain ridge heights that are comparable with its neighbours and delivers an
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