NOTICE OF DECISION	
	TOWN AND COUNTRY PLANNING ACT 1990 
(AS AMENDED) AND PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990 (AS AMENDED)
	
Name and Address of Agent/Applicant:

McLaren Excell
Mr Ed Osborn
The Plaza
Unit 3.07
535 Kings Road
London
SW10 0SZ

	
Date Registered: 3rd January 2017

Proposal:	Demolition of existing stores, insertion of rooflights to building and repair, refurbishment, and extension of building
	
Location:	Chancel Cottage, Fir Lane, Steeple Aston, Bicester
OX25 4SF
	
Parish(es):	Steeple Aston		 	

LISTED BUILDING CONSENT SUBJECT TO CONDITIONS

The Cherwell District Council, as Local Planning Authority, hereby GRANTS listed building consent for the works described in the above-mentioned application, the accompanying plans and drawings and any clarifying or amending information SUBJECT TO THE CONDITIONS SET OUT IN THE ATTACHED SCHEDULE. 

The reason for the imposition of each of the conditions is also set out in the schedule.	

Cherwell District Council
Bodicote House
Bodicote
Banbury
Oxon
OX15 4AA	
Cherwell District Council	

Certified a true copy
Head of Public Protection & Development Management	

	

Date of Decision: 2nd August 2017	Head of Public Protection 
& Development Management	

SCHEDULE OF CONDITIONS	

 1	The works to which this consent relates shall be begun not later than the expiration of three years beginning with the date of this consent.
	
	Reason: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 2	Except where otherwise stipulated by condition, the development shall be carried out strictly in accordance with the following plans and documents: Application forms, Report on the condition of Chancel Cottage, Repairs Method Statement, Structural Engineer's Report and drawings numbered: (059_1_100 PL1, 059_1_102 PL1, 059_1_103 PL1, 059_1_104 PL1, 059_1_105 PL1, 059_1_106 PL1, 059_1_107 PL1, 059_1_108 PL1, 059_1_109 PL1, 059_1_110 PL1, 059_1_111 PL1, 059_1_113 PL1 (Existing Plans), 
	059_1_202 PL2, 059_1_203 PL2, 059_1_204 PL2, 059_1_205 PL2, 059_1_206 PL2, 059_1_207 PL2, 059_1_208 PL2, 059_1_209 PL2, 059_1_210 PL2, 059_1_211 PL2, 059_1_212 PL2, 059_1_213 PL2, 059_1_214 PL2, 059_1_302 PL2, 059_1_303 PL1, 059_1_304 PL1, 059_1_305 PL1, 059_1_306 PL1, 059_1_307 PL1, 059_1_308 PL1, 059_1_309 PL1, 059_1_310 PL1, 059_1_311 PL1, 059_1_312, 059_1_313_PL1  and 059_1_314 PL2) (Proposed Plans).
	
	Reason - For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and to comply with Government guidance contained within the National Planning Policy Framework.

 3	Except where indicated otherwise on the approved drawings or as required by any condition(s) attached to this consent, all new external and internal works and finishes, works of making good and dimensions and profiles of joinery shall match the existing original adjacent work in respect of materials used, detailed execution and finished appearance. 
	
	Reason: To safeguard the special architectural or historic interest, character, appearance and integrity of the Listed building and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.
	
 4	Prior to the commencement of the development hereby approved, details of all internal alterations and the methods, materials and components to be used in the works shall be submitted to and approved in writing by the Local Planning Authority. Works shall include (but are not limited to) structural strengthening, timber re-jointing, re-plastering, ceilings (rafters and purlins), providing service routes and alteration, flooring, replacement or maintenance of architectural features.  The development shall be completed in accordance with the approved details and retained as such thereafter. 
	
	Reason: To safeguard the special architectural or historic interest, character, appearance and integrity of the Listed building and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 5	Prior to the commencement of the development hereby approved details of all external construction works, the methods, materials and components to be used in the Works shall be submitted to and approved in writing by the Local Planning Authority. Works shall include (but are not limited to) alteration, replacement or maintenance of stonework, bonding, mortar, roof materials, fenestration (restoration and replacement), rainwater goods and decorative features. The development shall be undertaken strictly in accordance with the approved details and retained as such thereafter.
	
	Reason: To safeguard the special architectural or historic interest, character, appearance and integrity of the Listed building and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 6	Prior to the commencement of the development hereby approved, a stone sample panel (minimum 1m2 in size) shall be constructed on site in stone to match that of the existing building, which shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the walls of the extension shown on the approved plans to be constructed in stone shall be laid, dressed, coursed and pointed in strict accordance with the approved stone sample panel and retained as such thereafter. 
			
	Reason - To ensure that the completed development is in keeping with and conserves the special character of the existing historic building and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 7	Prior to the commencement of the development hereby approved, full details of the doors, windows and glazing hereby approved, at a scale of 1:20 including a cross section, cill, lintel and recess detail and colour/finish, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the doors, windows and glazing shall be installed within the building in accordance with the approved details and retained as such thereafter.
	
	Reason - To ensure that the completed development is in keeping with and conserves the special character of the existing historic building and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework

 8	Prior to the commencement of development hereby approved, details of how the extension will attach to the existing walls of the dwelling shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.
	
	Reason - To ensure that the completed development is in keeping with and conserves the special character of the existing historic building and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 9	The roof of the development hereby approved shall be covered with natural stone slates which shall be laid in courses diminishing in width from the eaves to the ridge of the roof in accordance with the traditional practice in the locality.
	
	Reason: To ensure that the completed development is in keeping with and conserves the special character of the existing historic building and to comply with Policy ESD15 of the Cherwell Local Plan Part 1 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

10	Details of steps and works specified in conditions shall, where necessary, include in relation to any part of the building to be retained measures to strengthen all walls and vertical surfaces, to support all floors, roofs and horizontal surfaces and to provide protection for the building against the weather during the progress of the works. 
	
	Reason: To minimise the risk of damage to the existing building in accordance with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

11	Notwithstanding the details submitted with the application, the rooflights used in the development shall be of a 'conservation' type, shall be slim framed and shall be set flush with the plane of the roof. Prior to the commencement of development details of the design and finish shall be submitted to and approved in writing by the local planning authority. Thereafter, the development shall be carried out in accordance with the details approved and maintained as such thereafter.
	
	Reason:  To safeguard the special architectural or historic interest, character, appearance and integrity of the listed building and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

12	Prior to the removal of any material from the site a detailed written and photographic record of the building and its curtilage shall be taken.  Both this and all other works hereby approved shall be supervised by a person approved by the Local Planning Authority. Written notice of the completion of the works hereby permitted shall be sent to the Local Planning Authority upon their completion and within 6 months of this completion of the works two copies of a written and photographic record of the works shall be submitted to the Local Planning Authority for inclusion in the Historic Environmental Records. 
	
	Reason: In order to ensure that the works to this historic building and its surroundings are adequately recorded with regard to Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

STATEMENT OF ENGAGEMENT

In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) and paragraphs 186 and 187 of the National Planning Policy Framework (March 2012), the Council has worked positively and proactively to determine this application within the agreed timescales, having worked with the applicant/agent where necessary and possible within the scope of the application (as set on in the case officer’s report) to resolve any concerns that have arisen, in the interests of achieving more appropriate and sustainable development proposals. Consent has been granted accordingly.

The case officer’s report and recommendation in respect of this application provides a detailed assessment of the merits of the application when considered against current planning policy and guidance, including consideration of the issues raised by the comments received from consultees and members of the public. This report is available to view online at: http://www.cherwell.gov.uk/viewplanningapp.

	NOTICE OF DECISION	
	TOWN AND COUNTRY PLANNING ACT 1990
(AS AMENDED) AND PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990 (AS AMENDED)	

NOTES TO THE APPLICANT

Listed building consent has been granted subject to conditions. It is the developer's responsibility to ensure that they have read and understood the requirements of the conditions, and that they comply with the conditions when carrying out the development. If you are unclear about what is required, please contact the case officer for further advice.

In some cases conditions require further details to be submitted and approved by the Local Planning Authority. You will need to make a formal application to the Council for approval of these details, and you need to allow up to 8 weeks (following receipt of a valid application) for the Council to make a decision on the acceptability of the details. This is particularly important where a condition requires further details to be approved before any work commences as any work carried out before those details have been approved would be unauthorized and at risk of planning enforcement action.

There is no application fee in respect of conditions attached to a listed building consent. Guidance on making an application is available online on the Council's website by going to http://www.cherwell.gov.uk/index.cfm?articleid=8983

TIME LIMITS FOR APPLICATIONS 

By virtue of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and Regulation 12 and Schedule 3 of the Town and Country Planning (Listed Buildings and Conservation Areas) Regulations 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, listed building and conservation area consents are subject to time limits.  If a condition imposing a time limit has been expressly included as part of the consent, then that condition must be observed.

If listed building consent or conservation area consent is granted without such a condition, then it shall be deemed to have been granted subject to the condition that the works to which it relates shall be begun not later than the expiration of three years from the date on which consent was granted.

This does not apply to any consent for the retention of works granted under Section 8(3) of the Planning (Listed Buildings and Conservation Areas) Act 1990, which authorises such works only from the date of the grant of that consent.

OTHER NECESSARY CONSENTS

This document only conveys listed building consent or conservation area consent for the works the subject of the application, and you must also comply with all the bye-laws, regulations and statutory provisions in force in the District and secure such other approvals and permissions as may be necessary under other parts of the Town and Country Planning Act 1990 or other legislation.

In particular you are reminded of the following matters :

•	The need in appropriate cases to obtain planning permission for the proposed works.

•	Data supplied by the National Radiological Protection Board (NRPB) and the British Geological Survey (BGS) suggests that the site of this application falls within an area which is potentially at risk from radon. This may require protective measures in order to comply with the Building Regulations if your consent relates to a new dwelling or house extension. Further advice on whether protective measures are required under the Building Regulations can be obtained by contacting the Building Control Manager on 0300 003 0200, fax 0300 003 0201 or E-mail at building.control@cherwellandsouthnorthants.gov.uk

•	The need in appropriate cases to obtain approval under the Building Regulations.  The Building Regulations may be applicable to this proposal.  You are therefore advised to contact the District Council's Building Control Manager before considering work on site.

•	The need to make any appropriate arrangements under the Highways Act in respect of any works within the limits of a public highway.  The address of the Highway Authority is Oxfordshire County Council, Speedwell House, Speedwell Street, Oxford, OX1 1NE.

•	It is the responsibility of the applicant to ascertain whether his/her development requires any of the above consents or approvals.

APPEALS TO THE SECRETARY OF STATE

If you are aggrieved by the decision of the Local Planning Authority to grant consent subject to conditions, you can appeal to the First Secretary of State in accordance with Sections 20 and 21 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

If you wish to appeal then you must do so within six months of the date of this notice.  Forms can be obtained from the Planning Inspectorate, Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN. Tel 0303 444 5000.

The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal.

PURCHASE NOTICES

If listed building consent or conservation area consent is granted subject to conditions, whether by the Local Planning Authority or by the First Secretary of State, and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by the carrying out of any works which have been or would be permitted, he/she may serve on the District Council a purchase notice requiring the Council to purchase his/her interest in the land in accordance with the provisions of Section 32 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

COMPENSATION

In certain circumstances compensation may be claimed from the Local Planning Authority if permission is granted subject to conditions by the Secretary of State on appeal or on reference of the application to him.

These circumstances are set out in the Section 27 of the Planning (Listed Buildings and Conservation Areas)  Act 1990.