JPPC Assist in Conversion of Former Convent
JPPC have recently obtained planning permission and listed building consent enabling a former convent in Worcestershire to be used for a variety of purposes including use as a conference centre and wedding venue, with ancillary accommodation, restaurant facilities and parking, together with some internal alterations.
Stanbrook Abbey is a Grade II Listed building, situated in Malvern Hills District. It comprises a convent, erected in the 1850s and designed by the eminent Victorian architect E.W. Pugin, and an earlier manor house.
The works form Phase 1 of a comprehensive project by Amazing Retreats to renovate the site and provide a quality facility which will allow members of the public to visit and see the inside and grounds of these wonderful buildings, which were previously closed to people outside of the resident community.
21-12-2011 Oxford City Council has granted planning permission for the erection of a new-free standing building at St Hugh's College. The site is located within the North Oxford Suburb Conservation Area
The new building has been designed to provide purpose built accommodation for Oxford University's Centre for Chinese Studies as well as graduate accommodation, seminar rooms, lecture theatres and offices for the College. A nearby listed building was also to be improved, for which consent was also granted.
JPPC represented the College, submitted the applications and prepared the Planning and Transport Statements. We attended a public exhibition of the proposals prior to their submission and prepared the relevant legal agreements.
Client: St Hugh's College, Oxford
Architect: David Morley Architects
Heritage Consultant: Asset Heritage Consulting
Ecological Consultant: Land Use Consultants
Arboricultural Consultant: Boward Tree Surgery (Oxford) Ltd.
13-12-2011: JPPC are continuing to review the progress of Local Development Frameworks in Oxfordshire. As of the middle of December2011, the situation in Oxfordshire is as follows:
Oxford City: Oxford City adopted its Core Strategy in March. Consultation took place in the summer with respect to the Sites and Housing DPD. This document will contain generic policies on development control in the City as well as the allocation of land for housing and employment in the city. A submission version of this document has been prepared by the City Council, which will be considered at a full Council meeting on December 19th. Subject to the approval of this document by the Council, there will be a further period of consultation in the new year, with a submission to the Planning Inspectorate thereafter. Subject to a finding of "soundness" by a Planning Inspector, the DPD would then become approved policy along with the Core Strategy, superseding the remaining "saved" policies contained in the Oxford Local Plan.
Cherwell District Council: Following the revocation of the Regional Spatial Strategy for the South East, Cherwell is reviewing its housing strategy and figures. A decision on the further direction of Cherwell's LDF is expected shortly.
West Oxfordshire District Council: West Oxfordshire is currently reviewing the responses to the consultation on its Draft Core Strategy, which took place early in the year. A pre-submission draft of the document is likely to emerge early in 2012, with examination due to take place in summer 2012.
Vale of White Horse District Council: Following a thorough review of its evidence base, the Vale have set a housing target (13,294 homes for the period 2006 to 2029) and will press ahead in 2012 with its Core Strategy. A Draft Core Stratefy is expected to be published for consultation next summer, with a view to submission of a further Draft for examination at the end of 2012. It hopes to be able to adopt its Core Strategy late in 2013.
The Council has recently consulted on an interim housing supply policy which, if adopted, would see a relaxation of some development control policies in respect of new housing on some sites adjacent to existing settlements.
South Oxfordshire District Council: The Council's Core Strategy is currently undergoing examination by a government-appointed Inspector, whose report into the soundness of this document is expected shortly. Subject to its conclusions, the Council should be in a position to adopt its Core Strategy early in 2012.
As well as monitoring progress with Local Development Frameworks in Oxfordshire, JPPC keep a close eye on events further afield. This enables us to help our clients to make informed choices with respect to land use and also to inform our clients when there is any opportunity to make comments in respect of Local Development Documents and to make effective representations on their behalf when the occasion arises.
6-12-2011 In his recent Autumn Statement, the Chancellor of the Exchequer announced that the Government is seeking to review planning appeals procedures to "make the process faster, more transparent, improve the consistency of decisions and increase certainty of timescales". The Chancellor's Statement suggested that proposals would be brought forward in the Summer of 2012.
The Autumn Statement also announced that the Government is to consult on proposals to allow existing agricultural buildings to be used for other business purposes such as offices, leisure and retail space to enable rural businesses to find premises more easily which satisfy their need for expansion.
18-11-11 This week saw the Localism Bill given Royal Assent. The main measures of the act fall under four headings
- Greater flexibilities for Local Government;
- Greater rights and powers for communities;
- Reform of the planning system enabling greater effectivity and to make it more democratic;
- Reforrms aimed at ensuring that decisions on housing are made locally
Many new rights are likely to come into effect in the next 12 months, including changes to the rules of planning enforcement and the Community Right to Build.
As ever, we will continue to keep abreast of the changes in the planning system and inform our clients accordingly, however a brief guide to the Act's provisions (in Plain English) can be found here:
http://www.communities.gov.uk/localgovernment/decentralisation/localismbill/
18-10-11; Following confirmation from Thames Water that the localised drainage problem in Botley should be resolved by the end of 2012, JPPC has been successful in obtaining planning permission for the provision of 5 apartments on Cumnor Hill. For further details on what this means for the Botley area please contact the office.
Architect PPA Architecture,
JPPC has been successful in obtaining planning permission for the demolition of the North Oxford Grove House Club and its replacement with a terrace of 4 houses. Oxford Architects produced the scheme which provides family accommodation over 3 floors.
Picture courtesy of Oxford Architects (2011)
Planning permission and listed building consent have been granted for the conversion of a long Grade II listed barn to provide office accommodation for a well known homeware design firm and ancillary living accommodation. The building and wider site are historically sensitive and are subject to a number of different designations such as Conservation Area and Flood Risk Areas. JPPC brought together a wide range of expertise to ensure the early grant of consent to enable work to be commenced this Autumn. Further work will soon be progressed on the house, which is part of a 13th Century moated castle and remaining farm buildings.
Project Team
Architect: Arbuthnot Ladenburg Partnership
Ecology: Bioscan UK
Heritage: Asset Consulting
Archaeology: CgMs
Drainage and Flood Risk: Glanville Consultants
On July 25th 2011, the Department for Communities and Local Government published a Draft National Planning Policy Framework (NPPF). The NPPF’s aim is to consolidate all national planning policy into one document, rather than the current mixture of Planning Policy Statements, Planning Policy Guidance Notes and Government Circulars.
The overarching objective of the NPPF is to support economic growth by providing a presumption in favour of sustainable development. Local Planning Authorities should prepare plans on the basis that objectively assessed development needs are to be met. Where a proposal accords with the plan, approval should be granted without delay. Where the plan is silent with respect to a proposal, indeterminate, absent or where its policies are out of date, permission should also be forthcoming.
The Draft NPPF is arguably the clearest indication to date of the Coalition’s intended approach to the planning system and as such, on 4th August 2011, the Planning Inspectorate issued guidance to Planning Inspectors, noting that even though the document is still only in draft, it is to be taken into consideration as a ‘material consideration’ in the determination of applications and appeals, although it is for the individual decision maker to decide how much “weight” to accord it.
In terms of policy, there are a few amendments to current objectives, which include:
· Removing the maximum non-residential car parking standards for major developments;
· Removing the national target for the redevelopment of ‘brownfield’ land, in favour of allowing local authorities to determine which are the most suitable sites for housing;
· Requiring local authorities to include an additional 20% of sites against their existing requirement for new homes over a five-year period;
· Giving greater flexibility to local authorities when seeking affordable housing on sites in their area.
In further developments which affect the sphere of national planning policy, the Localism Bill is currently undergoing scrutiny in the House of Lords.
JPPC has been successful in three recent smaller developments. Firstly the change of use of a Chapel in the centre of Horspath,
Planning consents have recently been granted in respect of the Hilda Besse Building at St Antony's College, Oxford in order to discharge planning conditions on a planning permission granted in 2008, to vary existing planning conditions, to secure modifications to the development of a new porter's lodge, student accommodation and other facilities, and also seeking listed building consent for works to listed buildings.
JPPC were originally involved with the submission of a scheme in 2008 for the erection of two detached 4-storey buildings to provide new porter's lodge, student accommodation (54 rooms), offices and meeting rooms. Since the time of the original application, one of the buildings upon the site, the Hilda Besse Building, had been added to the list of buildings of special architectural or historic interest.
JPPC have recently assisted Mansfield College in the submission of applications for full planning permission and listed building consent for a two storey extension to the dining hall to provide new kitchen facilities and the formation of a terrace in the quad. As well as parts of the College being Grade II* listed, it lies within the Central Oxford Conservation Area. JPPC were involved in initial discussions between the College and Rick Mather Architects and helped to put together a Statement of Significance, dealing with the history of the College and its context.
Part of proposed scheme involves works to the College chapel. As this building was covered by the listing designation and is in use as a place of worship, a separate application for an Ecclesiastical Exemption was made to the Wessex Synod of the United Reform Church under the provisions of the Planning (Listed Buildings and Conservation Areas) Act as supplemented by the Ecclesiastical Exemptions Order 2010. Under these provisions, where works to a listed building affect a place of worship, the relevant ecclesiastical body has the jurisdiction to approve or refuse the application, rather than the Local Planning Authority. In this case, both listed building consent and an exemption were required.
15 April 2011 - Following a recent court case, consent is now required for the demolition of all buildings, therefore even if your proposal to demolish might have been okay before now you should check with us whether your scheme can still go ahead as planned.
West Oxfordshire District Council has resolved to grant planning permission and consents for the redevelopment of the former Young’s Garage Site, situated on Oxford Street, Woodstock. The redevelopment will provide 32 new dwellings, most of which are intended for family occupation, as well as three new live/work units, subject to the completion of the appropriate legal agreements.
Photograph Courtesy of BHP Harwood Architects
The approval will see the former station building retained and converted into three work units, with modern warehouse-type additions to the building removed
JPPC were responsible for the pre-application discussions in respect of the scheme with West Oxfordshire’s Planning Officers as well as for the submission and monitoring of the scheme to approval. The new buildings will enable the Conservation Area, listed buildings and the site generally to be enhanced significantly. The success follows a local inquiry into an earlier scheme and discussions with WODC’s officers and the Local Town Council.
Client: Berkeley Homes (Oxford and Chiltern Ltd)
Project Architects: BHP Harwood Architects
Heritage Consultants: CgMs
Transport and Drainage Consultants: Glanville Consultants Ltd
Following applications by JPPC, Stratford upon Avon District Council has extended the time in which Firoka (Studley Castle) Leisure Limited can start work on the new 2-storey wing extension to the Grade II* listed Studley Castle Hotel just outside Studley in Warwickshire.
JPPC has secured planning permission and listed building consent for extensions and alterations to a Grade II listed Manor House in North Oxfordshire. The proposals included modernisation of most parts of the principal building alongside an extension to link it to the adjacent coach house, which was itself converted to provide additional living accommodation.
Project Architect: Hawkes Edwards Cave
Landscaping: Nicholsons Nurseries.
The Vale of White Horse District Council have resolved to grant permission for the demolition of the existing Botley Baptist Church and its replacement with a new church and associated facilities including community rooms, a cafe, upper storey flats and 16 units of student accommodation. The scheme was designed by Woodfield Brady Architects.
A similar scheme for the site was refused by the Council in July 2009 on drainage grounds due to the ongoing issues with existing sewerage – in this instance, a phased approach has won over the Council. This phasing is to be secured by way of agreement offered by the applicant.
Project Architect: Woodfield Brady
JPPC has successfully obtained planning permission for the permanent retention of a motorsport rally track at Great Tew in North Oxfordshire. Vision Motorsport has hitherto been operating under a temporary planning permission (5-year trial period) and JPPC was able to show that no unreasonable noise nuisance had resulted from the use in that time. West Oxfordshire District Council agreed that the use would provide local employment and granted planning permission following an address to its new look Uplands Area Planning Committee
JPPC has assisted in securing planning permission for the erection of a 12000 square foot replacement dwelling in Hertfordshire. The scheme included the relocation of the dwelling to the site of a former Manor House within the grounds, repairing the relationship of the dwelling with a Grade II* listed 17th Century stable block by Nicholas Hawksmoor in the grounds. The scheme also secured listed building consent for the refurbishment of the stable block to provide guest accommodation and planning permission for a new southern approach to the buildings.
Project Architect: Christopher Smallwood Architects
Heritage Consultant: CgMs Ltd
Following the announcement made by the Housing Minister, the Rt. Hon Grant Shapps MP in June of 2010 year regarding the proposals to allow as permitted development changes of use between Classes C3 and C4 of the Use Classes Order (Class C3: Family and Shared dwellings; Class C4: Houses in Multiple Occupation (HMO's)) the Government laid down new regulations, intended to reduce the number of planning applications in the system.
From 1st October 2010, changes of use between family and shared dwellings and HMO's no longer require planning permission, and fall under the sphere of the General Permitted Development Order 1995 (as amended). However Local Authorities will still be able to issue a Direction removing such rights of permitted development in particular areas where it is felt that there is a need to control HMO development.
Oxford City is one local authority to have issued such a Direction: On 24 of February 2011 Oxford City Council served an Article 4 Direction allowing it to introduce local planning controls in terms of HMO’s. This change will be subject to one year’s notice, so as of 24 February 2012 planning permission will be required to change the use of a C3 dwellinghouse to a shared rented house (C4 HMO). This measure will apply to the entire Oxford City Council area.
Up until 23 February 2012, conversions between C3 Dwellinghouses and C4 HMO’s will not require planning permission. Planning permission will not be required for a change of use of a C4 HMO to a C3 dwellinghouse. However, once an HMO shared rented property is converted into a C3 dwellinghouse, it would not be possible to revert back to a C4 HMO without applying for planning permission first. Any such planning application proposal will be assessed against the requirements of the relevant planning policies.
JPPC have played a significant role in securing planning permission and listed building and conservation area consents for new student accommodation, teaching and research buildings on the former Acland Hospital site between Banbury Road and Woodstock Road in Oxford.
As part of the new development. the site will be cleared, with the exception of the central element of the existing hospital, which is a Grade II listed building. The new buildings have been designed by leading international architects, Rick Mather Architects.
Project Architect: Rick Mather Architects
Heritage Consultant: Montagu Evans
Below are photographs of Heathfield School's recently completed Performing Arts Centre. The School is a private boarding school for girls between the ages of 11 and 18, located on the edge of Ascot. Planning approval had been granted for this on 19th November 2007.
The Performing Arts Centre is a 2-storey freestanding building of 1270sqm, providing a 280 seat auditorium, a drama studio, a meeting and function room, together with music rooms and ancillary accommodation.
JPPC assisted in pre-application discussions with Bracknell Forest Council, including the consideration of the School's future growth requirements and the assessment of locational preferences for the new building within the School site. JPPC were also responsible for the submission and monitoring of the planning application to approval.
Clients: Heathfield School
Project Architect: The Tooley and Foster Partnership
Landscape Architect: Whitton Associates
Project Managers: Devonshire Partnership
Project Architect: Nightingale Associates
Transport Consultants: i-Transport
Ecological Consultants: Capita Symonds
Arboricultural Consultant: Bernie Haverson
Landscape Consultants: Terra Firma
Project Engineers: PEP Civil and Structures Ltd
South Oxfordshire District Council has resolved to grant planning permission for the regeneration of a former hospital at Cholsey, near Wallingford, subject to the completion of legal agreements.
The project will transform the 40 ha hospital site into a sustainable and vibrant community of some 354 homes together with employment and community floor space. The plans take into account the restrictions of the site with listed buildings and historic gardens, mature trees and the economic recession impacting on viability. Fair Mile Hospital was originally built in 1870 and the main hospital buildings, lodge house and chapel are Grade II Listed. The hospital closed in 2003.
JPPC has provided advice concerning the viability of the scheme and helped agree the financial contributions towards off-site infrastructure which will be due in negotiations with the South Oxfordshire District Council and Oxfordshire County Council as well as overseeing the masterplan for the site.
Masterplan for the site, courtesy of John Thompson & Partners
Clients: Developers Linden Homes, Thomas Homes and the Homes and Communities Agency (HCA)
Project Architects: John Thompson & Partners; Woodfield Brady Architects
Transport Consultant: Colin Buchanan
Landscape Architect: Studio Engleback
Burntwood Hall is a substantial detached house set in the Chilterns Area of Outstanding Natural Beauty. JPPC has been successful in securing contemporary extensions to the dwelling
The extensions are proposed to be constructed in render with areas of timber cladding and large expanses of glazing, all set under a large flat green roof and the project incorporates the provision of a new biomass boiler to serve the property.
North Aston Hall, a Grade II Listed Country House in North Oxfordshire, will soon benefit from a new access drive linking the Hall with its parkland setting to the south, following a successful planning application by JPPC.
The proposals provide for the re-instatement of part of the historic parkland setting of the Hall and the planting of a new, extended area of parkland including significant new landscaping and the creation of new ponds.
The new drive meanders through this parkland creating a link between the Hall and its parkland setting and provides a grand approach to the Hall from the south.
Project Architect: Allied Design Associates
Project Landscape Architect: Askew Nelson
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JPPC has achieved planning permission for the replacement of a former mill house in Northamptonshire with a new family dwelling of around 7000 square feet. |
The proposals include extensive landscaping of the surrounding landscape, the retention and restoration of the former Mill and other outbuildings.
Project Architect: Acanthus Clews
Landscape Architect: Dan Pearson Studio
JPPC has secured planning permission for the erection of 168 dwellings and a 64 bedroom care home at Yarnton, just outside Oxford, at a greater density than a previous outline permission allowed. The site, which was white land adjacent to the Green Belt, was subject to a tree preservation order and BAP habitat protection. Special attention was also required to be given to surface water and land drainage as the site was low lying and crossed by an important local drainage ditch.
Client: Berkley Homes
Project Architects: BHP Harwood / Berkley Homes / DWA Architects
The facade, an imporant feature in the conservation area is to be refurbished and the roof, that has twice previously been destroyed by fire, will be reconstructed. The building was originally a YMCA. Project Architect: Borgos Architects |
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JPPC has secured planning permission for the erection of a new building containing 78 student bedrooms and new college offices within the curtilage of a Grade II* listed building for Mansfield College, Oxford. |
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JPPC has won an appeal for a new Country House in the Chilterns AONB. The proposed house, designed in the Arts and Craft style of Charles Voysey, will provide approximately 5,000 square feet of accommodation over 3 floors.
Project Architect: Anderson Orr
JPPC has secured planning permission for two and three storey extensions to the Middle East Centre at St Anthony's College, Oxford to provide new library facilities, a common area, lecture room and areas for storage.
The extension, designed by Zaha Hadid Architects, will provide a contemporary link between two existing important buildings in the North Oxford Victorian Suburb Conservation Area.
The extensions were required to pay regard to the existing mature landscape setting of the buildings, including a number of important trees of which one Sequoia Redwood was of particular note.
Project Architect: Zaha Hadid Architects
Project Arboriculturalist: Sarah Venners
Following a successful appeal Hearing, JPPC has secured planning permission for the redevelopment of a significant site on one of the main arterial routes into Oxford - providing student accommodation, open market apartments, offices and retail units.
The Inspector commented that the proposal would introduce a landmark development and whilst it would have a greater height than its neighbours, it would still be harmonious with its surroundings. Whilst being at a higher density than that which surrounds it, it would still be sensitive to the character of the area.
The Inspector agreed that car free development was acceptable in this highly sustainable location and was satisifed that a Grampian style condition could adequately control future occupiers.
The Inspector also gave weight to the fact that purpose built student accommodation could free up family housing stock in the area currently let out to students.
Project Architect: Oxford Architects
JPPC has been successful in winning an appeal for a two storey modern sustainable home in a Conservation Area.
The Inspector considered that whilst the proposed 'eco house', with its contemporary design, a green 'living' roof and a mixture of materials including brick, render and timber was a new form of building for this part of the Conservation Area, it would respect existing plot widths, continue the line of the existing terrace and respect the streetscene. He noted that the varied side elevation with its timber clad bathroom pod, large louvred windows and full height chimney would add variety at an important position in the street.
Project Architect - The Anderson Orr Partnership
JPPC has secured planning permission at appeal for the redevelopment of the former Great Western Hotel at Didcot to provide 72 apartments. The scheme consisted of three blocks of contemporary design set around three sides of a square to provide a landmark development on this gateway site.
The Inspector accepted that the proposal would be strikingly different from anything else in the town and considered it would respond in a direct, if challenging, manner to the down-at-heel quality of the area around the town’s station and might prompt other schemes to come forward and respond to its positive tone. It was also noted that the proposal would make a substantial contribution to housing requirements in an area where the supply was well under 5 years.
Project Architect: The Anderson Orr Partnership
JPPC is proud to report that Emily, Andrew and Henry have all been successful in their recent applications for full membership of the Royal Town Planning Institute. This means JPPC now has a staff of seven chartered town planners – putting it amongst the largest of the independent town planning consultancies in the UK.