1.	APPLICATION SITE AND SUMMARY OF SIGNIFICANCE 

1.1.	Wendlebury Lodge is a Grade II listed semi-detached dwelling in the built-up confines of Wendlebury. 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 and internal alterations and rearrangements including new staircases and removal of internal walls and the insertion of new openings.
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)

•	C18 – Proposals affecting a listed building

7.3.	Other Material Planning Considerations

•	National Planning Policy Framework (NPPF)
•	Planning Practice Guidance (PPG)
•	Managing Significance in Decision-Taking in the Historic Environment: Historic England Good Practice (2015)
•	The Setting of Heritage Assets: Historic England Good Practice (2015)

8.	APPRAISAL

8.1.	The key issue for consideration in this case is the impact on the historic significance and setting of the listed building(s).

8.2.	Section 16(2) of The Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) states that: In considering whether to grant listed building consent for any works the local planning authority or the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Further, under Section 72(1) of the same Act the Local Planning Authority has a statutory duty to pay special attention to the desirability of preserving or enhancing the character or appearance of a Conservation Area.

8.3.	Listed Buildings and Conservation Areas are designated heritage assets, and Paragraph 129 of the NPPF states that: Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. 

8.4.	Paragraph 132 of the NPPF states that: when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm loss should require clear and convincing justification. Policy ESD15 of the CLP 2031 Part 1 echoes this guidance.

8.5.	Wendlebury Lodge’s significance is focused mostly on the exterior of the building and principal elevation in particular – although fenestrations on the side and rear elevations are also of key importance to the character of the listed building. As noted by the supporting historical record much of the interior has, at various times in the last century, been rearranged with little apparent respect to the original layout. This is made even more complex however, given that the building was originally part of the neighbouring manor house, and would never had a layout conducive to separate living for this reason. Given this situation it is not considered unreasonable to further re-arrange the internal layout, with a respect for the original historical elements, as highlighted in the supporting record, whilst maintaining the exterior of the building.
8.6.	The proposals are considered to be an attempt to better re-organise the interior of the building for family life in the 21st Century, whilst remaining respectful to the important features of the Grade II listed building. Those new walls which are proposed are light-weight and removable. The placement of the staircase has been well thought through and creates a new entrance hall – replacing the current one which has been eroded in character by the past additions; the first floor stairwell would provide a more easily readable space, better connecting the two retained bedrooms on this floor; on the third floor the very awkward access stair has been re-sited and the rooms simplified in their layouts. The ground floor rearrangements of the building largely make use of existing openings – around the proposed ‘boot room’ for example. New openings that are proposed are sited where partial openings exist already – typically windows to doors. The opening up of the 20th century kitchen along with the new orangery space would create a usable space whilst causing limited damage to the historic fabric of the building.
8.7.	The design of the new orangery, which respects the design cues from the 19th Century additions to the building, adds to the character and setting of the listed building especially when compared to the present dilapidated conservatory, which is a negative force on the character of the listed building.
8.8.	The loss of the garage/shed building, which has little or no heritage value and currently sits uncomfortably in relation to the host dwelling, is considered a positive change and would enhance the setting of the listed building.
8.9.	With suitable conditions to control the finer details it is recommended that the application is approved.
9.	RECOMMENDATION
That consent is granted, subject to the following 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 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(s) 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 that the completed development is in keeping with and conserves the special character of the existing historic building and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031, saved Policy C18 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 completed development is in keeping with and conserves the special character of the existing historic building and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031, 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, full details of the doors, door linings, architraves, beading, skirtings’ and staircases hereby approved, at a scale of 1:20 including a cross section, 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 that the completed development is in keeping with and conserves the special character of the existing historic building and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031, saved Policy C18 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

Informative
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.

Case Officer: 	John Gale	DATE: 27.07.18	
Checked By: 	Paul Ihringer	DATE: 27/7/18