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 install a new boiler and flue location; new roof tile vent to kitchen mechanical ventilation
3.	RELEVANT PLANNING HISTORY

3.1.	The following planning history is considered relevant to the current proposal:
Application Ref.	Proposal	Decision	
	
18/00993/F	Demolish existing conservatory and replace with new Garden room.  Demolish existing detached garage.  Internal alterations including new staircases and removal of internal walls	Application Permitted	
	
18/00994/LB	Demolish existing conservatory and replace with new Garden room.  Demolish existing detached garage.  Internal alterations including new staircases and removal of internal walls	Application Permitted	
	
18/00320/DISC	Discharge of Conditions 3 (walls and roof materials) and 5 (doors, door linings, architraves, beading, skirtings' and staircases) of 18/00994/LB	Application Permitted	
	
18/00338/DISC	Discharge of conditions 3 (walls and roof finishes) and 5 (external joinery details) of 18/00993/F	Application Permitted	

	
4.	PRE-APPLICATION DISCUSSIONS

4.1.	No formal pre-application discussions have taken place with regard to this proposal however the applicant did discuss the proposal to check if listed building consent was required.

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 17.10.2018, 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.
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.	BUILDING CONTROL: No objections or comments
6.4.	ENVIRONMENTAL PROTECTION: No objections or comments
6.5.	CDC CONSERVATION: No objections
The proposed work is considered to be acceptable and therefore there are no objections to the proposals
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 190 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.	The proposals are to move the boiler internally which would require a new flue to be inserted through the roof of the kitchen. In earlier applications this building was identified as an addition from the early to mid-20th Century and there would be minimal loss of any significant historical fabric from the proposals. The new location is not considered damaging to the context of the listed building and is less prominent than the existing flue.

8.5.	A tile vent is also proposed – again to the same kitchen roof – and would be further back and largely out of view from the public or indeed private realm.
8.6.	The proposals are considered to have a marginally improved impact upon the character of the listed building compared to the existing building and should therefore be supported.
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: 1007-1; 1007-5B; 1007-6B; 1007-7B; The Design and Access Statement dated 3/08/18; 

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.	All new works and works of making good shall be carried out in materials and detailed to match the adjoining original fabric except where shown otherwise on the approved drawings.
	
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 C18 of the adopted Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

Case Officer: 	John Gale	DATE: 06.11.18	
Checked By: 	Paul Ihringer	DATE: 6/11/18