1.	APPLICATION SITE AND LOCALITY 

1.1.	Wendlebury Lodge is a Grade II listed semi-detached dwelling in the built-up confines of Wendlebury village. It was formerly one dwelling with the attached Wendlebury House and the building(s) date from the mid-18th Century. Constructed from limestone ashlar in both squared coursed rubble and random rubble. To the rear of the more formal front-range there are some later additions – with both a single-storey element and a flat-roofed castellated two-storey element. These are then joined together by a semi-enclosed conservatory style structure, it is not clear that this part of the dwelling has planning permission.
1.2.	The rear elevation features a number of lunette windows – one of which has been transposed and re-installed on the later castellated element of the dwelling.
1.3.	The building is not within a designated conservation area.
2.	DESCRIPTION OF PROPOSED DEVELOPMENT
2.1.	The applicant seeks planning permission to demolish the existing in-fill conservatory and replace this with a new garden room. Demolish the existing detached garage.  The applicant is also proposing to carry out internal alterations and rearrangements including new staircases and removal of internal walls; these only require listed building consent and not planning permission, so whilst details of these are included in the submission only the relevant elements are being considered under this application.
3.	RELEVANT PLANNING HISTORY

3.1.	There is no planning history directly relevant to the proposal.
3.2.	A search of the records does not reveal any permission for the current conservatory structure which appears from a visual inspection to be mid to late 20th Century – after the 1951 listing of the building. It is considered that the current application would suitably regularise development in this part of the building. 

4.	PRE-APPLICATION DISCUSSIONS

4.1.	The following pre-application discussions have taken place with regard to this proposal: 

Application Ref.	Proposal	Decision	Closed	
		
18/00038/PREAPP	Potential replacement of existing rear conservatory with garden room and internal alterations to include new en-suite/dressing room and rationalisation of existing bedroom layouts		26.03.2018	
		
4.2.	The proposals are at an early stage and the pre-application meeting was arranged in order to have conservation advice from an early stage of the planning. The points discussed included replacement of the current conservatory; this would require permission as the current structure does not have planning permission. And the other, mostly internal, rearrangements on the current space which would require listed building consent, including – removal of some internal walls, replacement of the current staircase with a newly located staircase, additional partitions etc

4.3.	Overall it was considered that the works discussed would present an opportunity to sensitively restore the building to a status commensurate with the significance of the building. It is considered that a full historical survey of the building would be the most robust starting point for any works and that a certain flexibility on the part of the applicant to be guided by the results of this survey; in order to form a holistic proposal which combines the applicant’s needs with those of the listed building. 

5.	RESPONSE TO PUBLICITY

5.1.	This application has been publicised by way of a site notice displayed near the site, by advertisement in the local newspaper, and by letters sent to all properties immediately adjoining the application site that the Council has been able to identify from its records. The final date for comments was 12.07.2018, although comments received after this date and before finalising this report have also been taken into account. 
5.2.	No comments have been raised by third parties.
6.	RESPONSE TO CONSULTATION

6.1.	Below is a summary of the consultation responses received at the time of writing this report. Responses are available to view in full on the Council’s website, via the online Planning Register.
PARISH/TOWN COUNCIL AND NEIGHBOURHOOD FORUMS
6.2.	WENDLEBURY PARISH COUNCIL: No objections
OTHER CONSULTEES
6.3.	CDC CONSERVATION: No objections and made the following comments;
Understanding the heritage assets affected
The property is half of the former manor house which is now 2 houses. The building can be dated to the Mid-18th century, possibly with an earlier core. Wendlebury Lodge is the range to the right, this part of the building is constructed of squared rubble limestone and has an earlier front to that on the neighbouring Wendlebury House. This elevation has a dentiled cornice and storeyband. There is a large window at ground floor which is an early 20th century alteration. The building has a continuous steep pitched roof with hipped roof dormers. To the rear the wall is obscured by additions however some large lunette windows remain. The property is a grade II Listed Building. 

Significance
The significance of the building lies in its special interest as part of the manor house which can be dated back to the 18th century. There are some interesting features, most notably the lunette windows. Most of the significance comes with the external appearance and fabric as internally this section of the building has been significantly altered in the 20th century. Therefore any historic fabric that remains should be preserved.  

Proposals
Demolish existing conservatory and replace with new Garden room.  Demolish existing detached garage.  Internal alterations including new staircases and removal of internal walls.

Appraisal of issues
The existing conservatory to be demolished is a late 20th century addition which does not contribute to the special character of the building, furthermore its removal will not result in a loss of historic fabric and therefore subject to appropriate replacement the demolition is acceptable. 

The replacement garden room will sit on the same footprint as the existing and will have a simple design that draws on the style of a 19th century orangery but is small in scale. This design is considered to complement the existing building and therefore will not alter the special character. 

Internally there are extensive works to reconfigure the space. The works involve the removal and alteration of 20th century walls and in places will result in returning some rooms back to their historic layout, improving what is currently in places an impractical layout; this is considered to be beneficial. As a further consequence of the reconfiguration new partition walls will be installed, the majority of these will not alter the layout of the building substantially. The curved wall to be installed on the first floor landing is an odd feature however it ensures that the lunette window is not impacted. The new partition which will be installed across the existing first floor lounge to create a master bedroom and en suite will have the most impact in terms of alterations to layout. However as this room was formerly extended in the 20th century and the partition could be removed in future allowing for the  development of the room to still be identifiable this change is considered to result in minimal harm. Overall and on balance the removal of existing partitions and the installation of the new walls is considered to be acceptable. 

The most noteworthy work is the installation of a new staircase and alterations to the existing staircase. The staircase from first to second floor is a 20th century structure and therefore the proposed changes to it will not be harmful to significant historic fabric. The new staircase from ground to first floor will involve the removal of fabric from the floor at the upper level. It is possible that historically there may have been a staircase in this area however there has been no evidence submitted to show that this is the case. Although this works will involve the potential loss of historic fabric, this is likely to be minimal and when balanced against the potential benefits of the overall scheme is considered to be acceptable. 

Overall the character of the building will not be affected and the works undertaken will return the property to an improved sate of repair ensuring its viability into the future.  

Level of harm
The works will not result in harm to the significance of f the Listed Building. 

Recommendation
There are no objections to the proposals 

Conditions
•	Details of materials
•	External Joinery details
•	Internal Joinery details – details of new or replacement internal joinery, including doors, door linings, architraves, beading, skirtings and staircases.
•	Retention of internal features – Unless such work is clearly and specifically referred to on drawings or other documents approved, no features of architectural or historic interest such as doors, linings, shutters, panelling, cornicing, decorative plasterwork, floorboards, fireplaces, lath and plaster ceilings shall be altered, replaced or removed. 

Officer / Date
Emma Harrison    17/07/18

7.	RELEVANT PLANNING POLICY AND GUIDANCE

7.1.	Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise.

7.2.	The Cherwell Local Plan 2011-2031 - Part 1 was formally adopted by Cherwell District Council on 20th July 2015 and provides the strategic planning policy framework for the District to 2031.  The Local Plan 2011-2031 – Part 1 replaced a number of the ‘saved’ policies of the adopted Cherwell Local Plan 1996 though many of its policies are retained and remain part of the development plan. The relevant planning policies of Cherwell District’s statutory Development Plan are set out below:

CHERWELL LOCAL PLAN 2011 - 2031 PART 1 (CLP 2031 Part 1)

•	ESD15 - The Character of the Built and Historic Environment

CHERWELL LOCAL PLAN 1996 SAVED POLICIES (CLP 1996)

•	C28 – Layout, design and external appearance of new development
•	C30 – Design of new residential development

7.3.	Other Material Planning Considerations

•	National Planning Policy Framework (NPPF)
•	Planning Practice Guidance (PPG)
•	Cherwell Council Home Extensions and Alterations Design Guide (2007)

8.	APPRAISAL

8.1.	The key issues for consideration in this case are:

•	Design, and impact on the character of the area including the heritage assets
•	Residential amenity
•	Highway safety/parking provision

Design and Impact on the Character of the Area

8.2.	Paragraph 124 of the NPPF makes clear that: ‘Good design is a key aspect of sustainable development’ and that it ‘creates better places in which to live and work’. This is reflected in Policy ESD15 of the CLP 2031 Part 1, which states that new development proposals should: be designed to improve the quality and appearance of an area and the way it functions...contribute positively to an area’s character and identity by creating or reinforcing local distinctiveness…(and) respect the traditional pattern of routes, spaces, blocks, plots, enclosures and the form, scale and massing of buildings.
8.3.	Saved Policies C28 and C30 of the CLP 1996 reinforce this, with Policy C30(ii) stating: that any proposal to extend an existing dwelling (should be) compatible with the scale of the existing dwelling, its curtilage and the character of the streetscene.
8.4.	The proposal to remove the existing garage would have little impact upon the character of the area as it set back and behind the main dwelling and is not at all prominent in the street scene. The building is architecturally unimportant and the spatial relationship to the listed building is awkward, as the building is both in close proximity and set at an odd angle to it. The removal of this building will therefore be a positive in relation to the traditional pattern of building and the lessening of the impact on the setting of the listed dwelling. 
8.5.	The proposed new ‘garden room’ in-fill where there is currently a poorly built conservatory in timber and plastic sheeting would be a positive contribution to the listed building. The design is more complimentary to the existing architectural style of the main dwelling and would have a positive impact over the existing conservatory – which detracts from the character of the building.
8.6.	The proposals are therefore considered not to adversely impact on the visual amenity of the area, whilst improving the design of the and setting of the dwelling and are thus considered to accord with policies outlined in with Government guidance contained with the NPPF and saved Policy C28 of the Cherwell Local Plan 1996 and Policy ESD15 of the CLP 2011-2031 Part 1.

Residential Amenity
8.7.	Paragraph 127 of the NPPF includes, as a core planning principle, a requirement that planning should: planning policies and decisions should ensure that developments…[have] a high standard of amenity for all existing and future users’. This is reflected in Policy ESD15 of the CLP 2031 Part 1, which states that new development proposals should: consider the amenity of both existing and future development, including matters of privacy, outlook, natural lighting, ventilation, and indoor and outdoor space.
8.8.	The Council’s Home Extensions and Alterations Design Guide (2007) provides informal guidance on how the Council will assess proposed extensions to houses, including guidance on assessing the impact on neighbours. This includes assessing whether a proposed extension would extend beyond a line drawn at a 45° angle, as measured horizontally from the mid-point of the nearest habitable room window.
8.9.	The proposed garden room would be on the same scale and footprint of the existing conservatory room and would have no impact upon the neighbouring residents to either side of the site.
8.10.	Again the current garage to be removed is set well within the curtilage of the dwelling and is removed from both neighbouring dwellings, and its removal would likely have only fringe befits at most and no loss of amenity. 
8.11.	The proposal therefore accords with Government guidance contained with the NPPF and saved Policy C30 of the Cherwell Local Plan 1996 and Policy ESD15 of the CLP 2011-2031 Part 1 that seek standards of amenity and privacy acceptable to the Local Planning Authority.
Highway Safety/Parking Provision
8.12.	Policy ESD15 of the CLP 2031 Part 1 states, amongst other matters, that new development proposals should: be designed to deliver high quality safe…places to live and work in. This is consistent with Paragraph 110 of the NPPF which states that: developments should create places that are safe, secure and attractive – which minimise the scope for conflicts between pedestrians, cyclists and vehicles, avoid unnecessary street clutter, and respond to local character and design standards.
8.13.	The proposal would have no effect on the existing parking provision, with sufficient room for parking of at least 5-6 vehicles with the second garage remaining; the level of parking retained is therefore considered to be commensurate for a dwelling of this size in this location. There is also sufficient room within the curtilage for vehicles to turn and exit the property in a forwards gear. The proposal is therefore considered not to cause demonstrable harm in terms of highway safety.
9.	PLANNING BALANCE AND CONCLUSION
9.1.	For the reasons set out in this report, the proposal complies with the relevant Development Plan policies and guidance listed at section 7 of this report, and so is considered to be sustainable development. In accordance with Paragraph 14 of the NPPF, permission should therefore be granted.
10.	RECOMMENDATION
That permission is granted, subject to the following conditions 

1.	The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.	Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the information contained within the application form and the following approved plans: 1007-7; 1007-2; 1007-5A; 1007-6A; 1007-4; 1007-1; 1007-3  

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

3.	Prior to the commencement of the development hereby approved, a schedule of materials and finishes for the external walls and roof of the development hereby approved 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 schedule.

Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 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.

4.	The natural stone to be used on the walls of the extension shall be of the same type, texture, colour and appearance as the stone on the existing building and shall be laid dressed, coursed and pointed to match that of the existing building.

Reason - To ensure that the development is constructed and finished in materials which are in harmony with the materials used on the existing 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.

5.	Prior to the commencement of the development, full details of the external joinery hereby approved, at a scale of 1:20 including a cross sections, cills, lintel and recess detail and colour/finish, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the doors and windows shall be installed within the building in accordance with the approved details.

Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 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.	

Case Officer: 	John Gale	DATE: 26.07.18	
Checked By: 	Paul Ihringer	DATE: 27/7/18