1.	APPLICATION SITE AND SUMMARY OF SIGNIFICANCE 

1.1.	The application relates to a Grade II listed building constructed of coursed ironstone rubble with a thatched roof. The property is attached to The Old House; also Grade II listed and is located within the Sibford Ferris Conservation Area.
2.	DESCRIPTION OF PROPOSED DEVELOPMENT
2.1.	Listed building consent is being sought for the drystone boundary wall which runs parallel to the public footpath to be taken down and rebuilt. 
3.	RELEVANT PLANNING HISTORY

3.1.	There is no recent planning history considered relevant to this application.
4.	PRE-APPLICATION DISCUSSIONS

4.1.	No pre-application discussions have taken place with regard to this proposal

5.	RESPONSE TO PUBLICITY

5.1.	This application has been publicised by way of a site notice displayed near the site and by advertisement in the local newspaper. The final date for comments was 24.04.2019, 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.	Sibford Ferris Parish Council: No objections, raise concern regarding how the pubic footpath will be affected during the works
OTHER CONSULTEES
6.3.	CDC Conservation: No objection subject to pre-commencement conditions for method statement and sample panel
6.4.	OCC Highways: No comments received
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 – Development 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)
•	Cherwell Residential Design Guide (2018) 
•	Cherwell Council Home Extensions and Alterations Design Guide (2007)

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.	Paragraph 193 of the NPPF directs 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 (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance. Policy ESD15 of the CLP 2031 Part 1 echoes this guidance. 

8.5.	Policy C18 of the Cherwell Local Plan (1996) states that in determining an application for listed building consent the Council will have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest.  The Council will normally only approve internal and external alterations or extensions to a listed building which are minor and sympathetic to the architectural and historic character of the building.

8.6.	The proposed works to the boundary wall are deemed necessary considering its unstable position which is leaning significantly over the public footpath on Main Street. The Conservation Officer has no objections to the scheme subject to the provision of a method statement detailing how the coping and walling stone will be recorded, taken down safely, stacked in courses off the ground for both faces of the wall, reclaiming any infill stone from the core of the wall. A sample panel of the rebuilt drystone wall is also requested and a sample of stone to match if there is likely to be a shortfall. 

8.7.	Due to the location of the section of wall alongside the public footpath, the works are likely to involve some disruption to pedestrians walking along Main Street. However, due to the relatively small scale of the development, a condition relating to construction traffic would not be considered reasonable in this instance. A planning note is suggested, reminding the applicants that a planning application is required for the works to the wall and a license is required to erect hoarding on a public footpath. 

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: 008; ‘Work Area’, Design and Access Statement

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 method statement for the works 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 C18 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

4.	Prior to the commencement of the development hereby approved, a stone sample panel (minimum 1m2 in size) shall be constructed on site using the reclaimed natural stone from the existing wall, which shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the wall shall be laid, dressed and coursed in strict accordance with the approved stone sample panel. 

Reason – To ensure that the completed development is in keeping with and conserves the special character of the existing historic walling and to comply with Policy C18 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

5.	Any remedial stonework necessary for the rebuild or making good of the wall shall be carried out in weathered natural stone of the same type, texture, colour and appearance as the stone on the existing wall and shall be laid, dressed and coursed to match that of the existing wall. 

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 and Government guidance contained within the National Planning Policy Framework.

Planning notes
Planning permission
Your attention is drawn to the need to submit an application for planning permission for the works to the wall, as the wall is within the curtilage of a listed building. 

License 
Your attention is drawn to the requirement to apply to Oxfordshire County Council Highways for a Scaffolding and Hoarding Licence. Further information can be found at https://www.oxfordshire.gov.uk/business/licences-and-permits/scaffolding-licence

Method statement
In respect of condition 3, the method statement requires detail for detailing how the coping and walling stone will be recorded, taken down safely using hand methods only, stacked in courses off the ground for both faces of the wall, reclaiming any infill stone from the core of the wall.

Sample panel
With reference to condition 4, the sample panel may be constructed as part of the rebuild of the wall.

Case Officer: 	Sarah Willson	DATE: 09/05/19	
Checked By: 	Paul Ihringer	DATE: 9/5/19