December 2011 Proposed New Vicarage, Christchurch Priory, Dorset Planning Supporting Statement Proposed New Vicarage, Christchurch Priory Planning Supporting Statement incorporating Design & Access and Heritage Statements Contents Section One - Introduction and purpose 1.0 Introduction 1.1 The proposal 1.2 Methodology 1.3 Site and Situation Section Two – The process 2.0 Development background 2.1 Diocese requirements 2.2 The Green Book 2.3 Pre-application planning context 2.4 Relevant Appeals 2.5 Conversion/Extension/Sub-division of existing vicarage 2.6 Alternative premises in the Parish 2.7 Consultation 2.8 List of planning application requirements Section Three – Key material considerations 3.0 Planning policy background 3.1 Community engagement 3.2 Access 3.3 Parking 3.4 Trees 3.5 Archaeology Section Four – Analysis 4.0 Site description and sustainability considerations 4.1 Opportunities and constraints 4.2 Heritage Statement 4.3 Archaeology 4.4 Design principles 4.5 Use 4.6 Amount/Density 4.7 Scale 4.8 Appearance 4.9 Access 4.10 Sustainability/Code for Sustainable Homes 4.11 Townscape and Visual Impact Assessment 4.12 Accessibility/DDA 4.13 Conditions and Contributions Section Five – Conclusion Appendices Appendix 1 Christchurch Borough Council’s pre-application comments Appendix 2 Community Engagement Feedback Report Appendix 3 Architects drawing P4 Appendix 4 Tree Report Appendix 5 Archaeological Assessment Appendix 6 Townscape and Visual Assessment Proposed New Vicarage, Christchurch Priory Planning Supporting Statement incorporating Design & Access and Heritage Statements Section one - Introduction and purpose 1.0 Introduction 1.0.1 The Diocese of Winchester is submitting an application for planning permission and listed building consent to Christchurch Borough Council for the erection of a new vicarage fronting Church Street (Photo 1). The application is accompanied by architect’s drawings, a location site plan, a planning fee and this supporting statement. Photo 1. Site from Church Street 1.0.2 The Diocese has commissioned Savills Planning to coordinate the preparation and submission of the application. Columba Cook Architects have produced the design. They are based in Christchurch and specialise in church design and building conservation. Columba Cook is a Christchurch based chartered architect with an intimate knowledge of the town. He has a Masters degree in Building Conservation and is on the AABC Register (Architects Accredited in Building Conservation). Columba Cook has been surveyor to the fabric of Christchurch Priory since 1998. Hilary Martin, Chartered Landscape Architects have advised on landscape and townscape matters, Barrell Tree Consultancy have advised on tree matters and Michael Heaton Heritage Consultants on archaeology. 1.0.3 The purpose of this statement is to provide the required supporting information for the application, specifically in respect of planning, design & access and heritage. Within the document background is also provided, as additional information, on such matters as landscape and tree impact, access and parking and community engagement. 1.1 The Proposal 1.1.1 The formal description of development is: · The erection of new vicarage fronting Church Street, to rear of existing vicarage; · The demolition of part of listed wall fronting Church Street to create pedestrian / disabled persons’ access to the front of the new vicarage; · The erection of double garage and the laying out of shared parking court to the side of existing vicarage; · The demolition of garage to side of existing vicarage, together with altered vehicular and pedestrian access to Quay Road, to provide access to parking court and new garage; · Felling of selected trees to facilitate the development; and · Landscaping of the site. 1.1.2 The proposed new vicarage would be two storeys in height and of Georgian design. It would have four bedrooms. The garage would be capable of garaging 2 cars. These would be specifically for the new vicarage. Four car parking spaces would be provided for the existing vicarage. 1.1.3 Vehicular access to the parking court and garage would be from an amended access on to Quay Road. The main pedestrian access to the new vicarage would be from Church Street. This access would also be sufficient to allow a disabled person’s vehicle to approach the front. 1.2 Methodology 1.2.1 Planning applications such as this require to be accompanied by a design and access statement and a heritage statement. These are incorporated into this document together with other supporting information. 1.2.2 In line with the Planning and Compulsory Purchase Act 2004 Section 38 (6): “If regard is to be had to the development plan for the purpose of any determination to be made under the planning acts, the determination must be made in accordance with the plan, unless material considerations indicate otherwise.” This proposal has been considered against planning policy in Section 3.0 following. 1.2.3 In respect of the requirements for this application, there are generally two levels of requirements, national and local: National requirements are listed in the guidance notes accompanying the application forms. Due regard has been taken of these including the need for the submission of a Tree Report (See Section 3.4), a Planning Statement (See Section 3.0), a Heritage Statement (See Section 4.2), an Archaeology Statement (Section 4.3) and a Design & Access Statement (See Sections 4.4 – 4.11). 1.2.4 Paragraph 60 of Circular 1/2006 advises that: A design and access statement is a short report accompanying and supporting a planning application to illustrate the process that has led to the development proposal, and to explain and justify the proposal in a structured way. 1.2.5 Paragraph 62 states that: The level of detail required in a design and access statement will depend on the scale and complexity of the application, and the length of the statement will vary accordingly. Statements must be proportionate to the complexity of the application, but need not be long. 1.2.6 The CABE document on Design & Access statements that accompanies the Circular, suggests the following structure: Use What buildings and spaces will be used for Amount How much would be built on the site Layout How the buildings and public and private spaces will be arranged on the site, and the relationship between them and the buildings and spaces around the site. How big the buildings and spaces would be (their height, width and length). Landscaping How open spaces will be treated to enhance and protect the character of a place. Appearance What the building and spaces will look like, for example, building materials and architectural details. 1.2.7 As well as matters on the national list the Council also requested landscape proposals, a shadow diagram and draft heads of terms for a unilateral undertaking. 1.3 Site and situation 1.3.1 Site context Christchurch is a historic town which grew up around its priory and castle. The existing vicarage with its large curtilage, where the new vicarage is proposed, is situated adjacent to the Priory, a grade I listed building. The existing vicarage itself is grade II listed, as are the properties forming the neighbouring terrace on Church Street. A fine Georgian building faces the site on Church Street which is grade II* listed. The whole of this area is in the Christchurch Central Conservation Area. Photos of the above properties are given over. 1.3.2 Site Analysis The application site primarily comprises the rear half of the existing vicarage’s curtilage, together with its garage and outbuilding. The garage would be demolished in order to provide vehicular and pedestrian access together with parking. Both the existing vicarage and the new would have their owned defined rear gardens, together with an area of shared parking and access, albeit parking would be allocated. The site of the new vicarage currently has numerous trees sited upon it. These are described later. The site is also bounded by existing listed boundary walls where it adjoins the Priory grounds and Church Street. Again these are described later. Photo 2. Church Hatch a Grade II* Listed Building opposite the site in Church Street Photo 3. Christchurch Priory Photo 4. The existing vicarage fronting Quay Road a Grade II Listed Building Photo 5. Neighbouring properties in Church Street Photo 6. Listed wall adjacent to the Priory grounds Section two - The process 2.0 Development background 2.1 Diocese requirements 2.1.1 At the time that the existing vicarage at Christchurch Priory became vacant in April 2010, the Diocesan Property Committee, responsible for overseeing the maintenance and management of Parsonage Houses, considered the issue of the suitability of the property to house the next Incumbent. The existing Parsonage is a substantial listed building on 3 floors, which has reached the point in its life where major refurbishment is again required. The original house was constructed in the 17th century and extended on the road frontage under the 2 gable roofs at some point, the southern being reported as rebuilt in 1957. In the 1850’s the northern wing was extended and is effectively a separate unit with its own staircase, loft and basement, linked to the original with 2 corridors and connecting doorways at ground and first floor level. The property was refurbished and re-roofed in the early 1960s. At this time consideration was given to its replacement based on the costs of continuing to maintain and run such a large house. 2.1.2 The property has a gross internal floor area of over 500 sq.m (over two and a half times the 190 sq.m recommended in the Church Commissioners’ Parsonages Guide) providing an 8/9 bedroom house with 3 receptions, dining, kitchen, utility, g/f wc, 2 bathrooms and a box room.