Design and access statement Maces Farm, Wyck Rissington, Cotswold, Gloustershire, GL54 2PN April 2021 Index / Content 1. Design and access statement from Cotswold’s template 2. Photographs 3. Appendix A, conservation area plan 4. Appendix B, flood risk map TEMPLATE: DESIGN AND ACCESS STATEMENT FOR DUAL PLANNING APPLICATION AND LISTED BUILDING CONSENT Name and address of proposed development site – Maces Farm, Wyck Rissington, Cotswold, Gloustershire, GL54 2PN List Description Please provide the grade of the building (I, II*, II) and a copy of the list description Entry Name: Mace's Farmhouse Listing Date: 25 August 1960 Last Amended: 28 May 1987 Grade: II Source: Historic England Source ID: 1154333 English Heritage Legacy ID: 131012 Location: Wick Rissington, Cotswold, Gloucestershire, GL54 County: Gloucestershire Civil Parish: Wick Rissington Traditional County: Gloucestershire Lieutenancy Area (Ceremonial County): Gloucestershire Church of England Parish: Wyck Rissington St Laurence Church of England Diocese: Gloucester WICK RISSINGTON WYCK RISSINGTON VILLAGE SP 12 SE 1/281 Mace's Farmhouse (formerly wrongly listed as Cottage and cow-sheds 70 yards S. of Mace's 25.8.60 Farm). GV II Former farmhouse, now house. Mid-late C17. Coursed squared and dressed limestone with dressed stone quoins. Stone slate roof with ashlar stacks. Rectangular main body with extensions to both gable ends. C20 extensions at rear not of special interest. Two storeys and attic. Cotswold dormer with 2-light casement off- centre right flanked by 2 gablets. Three and 4-light stone-mullioned casements, the latter with king mullions to the ground floor. Two and 3-light casements to the first floor. 1 1/2-storey extension with Cotswold dormer to left with a 3-light stone-mullioned casement to the ground floor and a 2-light stone-mullioned casement to the dormer. Three-light stone-mullioned casement to former wash-house to right. All casements with leaded panes and stopped hoods. C19 part-glazed door off-centre right within a Tudor-arched surround with imposts and keystones. Hood over door is continued, at the level of the stop over the window to the right. Gable-end and axial stacks all with moulded cappings and skirtings. Stepped coped gables to main body. Interior not inspected. Listing NGR: SP1913821601 https://britishlistedbuildings.co.uk/101154333-maces-farmhouse-wick-rissington#.YHVX_- hKiUl Proposed Development – Please provide a brief description of the proposed development The proposal comprises rear single storey breakfast room extension replacing existing small lean too- addition, reconfiguration of first floor layout and removal of drawing room ceiling exposing existing structure as well as replacement of non-original bifold office doors. The proposed rear extension will be formed with materials that replicate the existing lean too structure, with the exception of the roof form which will be constructed as a batten roll lead roof with central glazed lantern. The dwarf wall will be build from Cotswold stone ( existing stone to be reused where possible ) The casement windows and double doors will be made from painted hardwood with double glazed panels to match the other fenestration. The oak post will be reused to form a corner post and new oak facing boards will be installed infront of which cast iron deep flow gutters will be mounted leading to a traditional cast iron hopper ( colour to match rain water goods) The proposal looks to remodel the layout on the first floor. The non original en-suite bathroom between bedroom 2 and 3 is to be adapted along with the entrance into both bedrooms to provide 2 en suite bathrooms. All walls in this area have been assessed and no historic fabric remains. All walls are modern plasterboard and new timber studs. The proposed second bathroom will drain into the existing waste pipes so no additional pipe work will be required. There is a small adaptation proposed to the wall between the master bedroom and bathroom and again this wall is non original and formed of modern materials. The final part of the proposal looks to remove the recently formed floor/ ceiling above the reception room to return it to a double height space with exposed trusses. The first section of floor has been proposed to remain to provide the client with a mezzanine level, which will be accessed from the existing doorway off the first floor landing. By retaining this structure it will act as a tie to hold the building together and allow new tie beams to be installed on the remained 2 exposed trusses. Assessment of the surroundings of the proposed development – In what sort of area will the proposed development be located ? Consider its character and landscape as well as its social and economic characteristics. The proposals are within the curtilage of a listed cottage fronting onto the Wyck Rissinton village green. Wyck Rissington is an unspoiled Cotswold village and the green is within a conservation area. The property is prominent when travelling through the village in both directions and overlooked by and seen together with a number of adjacent listed buildings. Although the rear of the property is barely visible from outside the property boundary, the proposals have been designed to be in keeping with and improve the presentation of the property in this setting. Consultation - How have you consulted the local community, special interest groups (e.g. national amenity groups, such as the Society for the Protection of Ancient Buildings; the Victorian Society), professionals (e.g. English Heritage, specialist consultants) etc about your development proposals ? If so, please give details. In March 2021, pre-application consultation took place with conservation officer Laurie Davis from North Cotswold District Council in relation to a set of proposals that included the outbuildings. The preapplication report advised as follows: - Proposed single storey breakfast room extension In my view the dwarf wall approach is the most appropriate. This maintains a solidity appropriate to the vernacular architecture of this farmhouse, and avoids anything too akin to a more formal garden room or orangery. As I said, the lead roof should not be continued to the left to full depth to form the porch canopy for the external door here, as this appears as a continuation of the main structure, giving it those longer proportions we needed to avoid, only with a cut away area below. I would limit the porch canopy to a shallower square area of leaded flat, to form a functional smaller covered area, that reads as a separate lesser element. Above the main breakfast room element, please make sure the lantern is centralised. I think we could accept the very shallow simple fall to the lead roof, provided this can be neatly and simply detailed to the side elevation. I am content with the oak posts and casement windows approach, and with the offset French doors, with one casement window the right. - Changes to first floor layout Thank you for the very clear photos of the construction of the first floor partitions. These are evidently modern. You also advised the joinery is modern, but we should see some photos of the affected internal doors within the application. Also I pointed out a door and short length of partition being removed to form the new entrance into Bedroom 3, and we just need confirmation of the construction of this area too. I must advise that it would not be appropriate to widen the opening between the kitchen and breakfast room. This is already a widened opening. I am concerned that anything wider would not only result in greater loss of fabric from the substantial historic masonry rear wall, but that the separation of these spaces as related to the historic plan form and typical historic cellular interior of the historic building would be compromised. - Raising of living room ceiling On the understanding that this part of the building formerly had a functional non-domestic use, with no historic inserted ceiling, then we would not object to opening up the proportions of the room into the roof space. I understand the existing room inserted into the loft space here is an entirely modern alteration. We would need to understand what the nature of the roof structure is, and what would be seen within the space in terms of roof trusses and any steels that have potentially be inserted and may be opened up to view. There are a number of items of internal work that we are unclear on in terms of whether then relevant consents have been obtained. As I advised I would look at the planning history in greater depth at application stage, to see what evidence there is of the former interior structures, in case this has any impact on the nature of the new works to be approved. - Legislation and policy As a listed building and one within a conservation area, we would apply our legislative duty to have special regard to preserving, under Sections 16(2), 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990. As designated heritage assets Section 16 of the National Planning Policy Framework is relevant. The conservation of these assets is given great weight, and only genuine wider public benefits are taken into account in the planning balance. Finally policies EN1, EN2, EN10 and EN11 of the Cotswold District Local Plan would be applicable. April 2021 – further response to revised drawings. Proposed single storey breakfast room extension In my view the dwarf wall approach is the most appropriate. This maintains a solidity appropriate to the vernacular architecture of this farmhouse, and avoids anything too akin to a more formal garden room or orangery. As I said, the lead roof should not be continued to the left to full depth to form the porch canopy for the external door here, as this appears as a continuation of the main structure, giving it those longer proportions we needed to avoid, only with a cut away area below.