D&A_011

NEIL’S COTTAGE, LITTLE ICKFORD, BUCKINGHAMSHIREDESIGN & ACCESS STATEMENT

NEIL’S COTTAGE, ICKFORD, BUCKINGHAMSHIREDESIGN & ACCESS STATEMENT

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Contents

1.0 Introduction & Brief

2.0 Location & Character of the Local Area

3.0 Site Description

4.0 Design Concept

4.1 Design Detail

4.2 Design Layout

4,3 Design Sustainability

5.0 Conclusion


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1.0 Introduction & Brief

A Householder Application is being made to demolish and replace an existing dwelling at Neil’s Cottage, little Ickford.

This statement links the general development principles with the final design drawings and supporting information. It aims to clearly explain how we arrived at this proposal and in particular how an understanding has been developed on what is appropriate and feasible for this particular site.

The site lies within a Conservation Area and affects setting of adjacent listed buildings.

The site has planning history: 78/01670/AV – Erection of a greenhouse – Approved 1/11/78

13/00676/APP – Demolition of existing dwelling and replacement with a new dwelling with integral garage, relocation of existing garage – Withdrawn 15/5/13

13/00676/APP was withdrawn following feedback from the historic buildings department at Aylesbury Vale. All feedback has been acknowledged and all issues raised both by the council and by local residents have been considered and addressed in this revised proposal.

existing house viewed from the east


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2.0 Location & Character Of The Local Area

Development along this cul-de-sac comprises 4 detached dwellings on the west side, of which 2 are grade II listed buildings, and one II* listed building; 6 dwellings on the east side, of which 5 are grade II listed and 19 Little Ickford, a substantial grade II listed building which is located at the head of the cul-de-sac.

There are large open spaces without buildings between No’s. 10 and 24 on the west side of the lane and 6 and 15 on the east side.

As a whole the combination of the location of some structures close to the lane frontage and high roadside hedges combine to provide a feeling of enclosure through much of the lane which opens out to a larger space at the end of the cul-de-sac by the application site.

The site falls outside the flood plain as per the Environment Agency maps a Flood Risk Assessment is not required.

satellite view of the village of Ickford


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Small selection of some of the rich variety of architectural characteristics found in Little Ickford.


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3.0 Site Description

The plot itself is approximately 2300 metres square. It is bounded by mature hedgerows and shrubs. Along the Southern edge a public footpath runs out into open fields surrounding the village. The garden extends around 100 metres East where the vegetation is comprised of large, mature deciduous trees. A single large pine tree is the most prominent of these. This is located in the centre of the plot.

The existing dwelling on the plot is a long, narrow detached house, constructed of white painted brick under a shallow slate roof. There is a chimney stack at each end of the double storey part. There are single storey lean-to additions to both ends of the house, the extended western end is constructed with stone. There is also a modern conservatory extension attached to the south elevation, which and has been fitted with uPVC windows. There is also a separate detached garage along the south boundary of the plot.

The shape of the roof, brick dentil course at eaves level and south facing sash window suggest a construction date for the original building of around 1850. The north wall of the property forms the boundary with No15. Survey results show that early conveyances of the property refer to three cottages, subsequently reducing to two and then the single cottage which remains, which may explain the positioning of the building in its site. There is a slight change in level at approximately 18 meters into the site from the street, the existing dwelling occupies the lower level.

The house has been surveyed extensively, and a copy of the most recent survey has been attached to this planning application. The survey concludes that the building structure and fabric of the cottage has reached the end of its economic life. This conclusion, along with the fact that three previous attempts to purchase the property during 2012 failed after mortgage company surveys left the property unsold for 6 months, confirmed our initial observations about the condi-tion of existing dwelling, and that the decision to replace it is the only viable approach for this site.

A full biodiversity report has also been carried out and is also attached to this planning application.

satellite view of the site in little Ickford


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images of the existing dwelling


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4.0 Design Concept

Having determined the most appropriate response was the replacement of the cottage, the design challenge was to develop a proposal that sensitively resonates with the character of the lane.

The Architecture of Little Ickford is a rich mixture of styles, materials and traditional building techniques, spanning back to the 16th century, the palette of materials is complex and varied so there was never any intention to attempt to blend into this context through mimicry or pastiche. The intention instead was to take cues from the surroundings and synthesise these with the required accommodation to create a balanced scheme that reflects its historic environment without imitating it, retaining its own integrity as a 21st century dwelling.

One of the more prolific characteristics of the architecture is the presence of large, double storey houses annexed by smaller, single storey barns / garages. This formal arrangement is reflected in a design in which a single dwelling is split into two distinct elements: A double storey volume running North-South across the site, is intersected by a lower, single storey volume running East-West along the North side then turns back into the site to form a partial courtyard/patio area.

The two distinct elements are treated as such in their materiality and scale to create a balance on the site, reflecting patterns found in the surrounding architecture.

The two storey volume is punctuated by a large opening which allows light into the centre of the building, whilst simultaneously breaking up the roof line creating a transparency which allows a glimpse through from the street to the mature landscape beyond.

Both elements are shifted away from the common boundary creating space along both flanks of the plot. The entire footprint of the scheme would be built in to the slab level of the existing cottage, allowing the single storey element to the rear to sink into the rear garden level, further reducing the impact on the neighbouring listed building No. 15. This configuration creates a scheme which fulfils the accommodation requirements of the brief in a scheme that is never fully visible from any viewpoint in its surroundings and impacts minimally on the setting of the surrounding listed buildings.

diagram setting out key elements of the proposal


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collage of design development including sketches, material inspiration from the surrounding architecture and inspirational contemporary architectural precedents


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4.1 Design Detail

1. FSC - rated pressure treated Siberian Larch with pre-treated black sikkens wood stain from timbmet2. IBstock Sand-creased stock 0025 brick or similar3. Natural slate4. Pale Oak5. Alutec Evolve Half Round gutter and 63mm Ø downpipe RAL 9011 Graphite Black6. Alutec Evolve Half Round gutter and 63mm Ø downpipe, RAL 7015 Slate Grey7. Eco-granite paver’s from Hanson

material palette

The single storey volume is treated with black stained timber throughout: cladding, joinery and fenestration, with dark grey powder coated aluminium guttering. These darker tones are offset by the softer treatment of the double storey block: pale buff bricks are accented with pale oak joinery and pale grey guttering. The roof unites the scheme with natural slate throughout. This creates a muted palette that fits into the landscape and reflects the surrounding architecture.

As mentioned the relationship of the two volumes reflect a common configuration found in the surroundings. They are proportioned to keep eaves heights low, with a 45 degree pitch to the roof resulting in a modest form, capable of meeting the client’s accommodation requirements.

The detailing throughout is simple. There is no attempt to mimic period embellishments, just honest and practical construction using carefully selected natural materials.


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artists impression of the proposed dwelling looking north - east from the street


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4.2 Design Layout

0 5m

1.100

ground floor

12

3

4

5

67

8

9

3

4

key

1. kitchen2. living3. garage4. bathroom w/c5. patio6. study7. utility8. hall9. bedroom10. kids playroom

The kitchen, living and dining spaces are configured around the courtyard patio on the ground floor to as to gain maximum light from the South facing fenestration. The openings on the North facing wall have been kept to a minimum so as to restrict the views across to the neighbouring property and allow the concentration of insulation to retain maximum solar gain from the South.

Two single garages have been proposed to meet the client’s requirements for parking facilities whilst keeping the depth of the single storey element at the front to a minimum. This configuration also allows for additional parking spaces in the driveway within the property boundary thus positively impacting on highway safety and car parking in the cul-de-sac.

A guest bedroom is located at the rear of the ground floor with views out to the garden. The first floor houses two additional bedrooms with en-suites and a children’s loft space with snug.


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1.100

first floor

0 5m

key

1. bathroom w/c2. hall3. bedroom4. kids playroom

1

2

3

1

34


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4.3 Design Sustainability

We intend the to property to achieve Level 4 of the Code for Sustainable Homes, which will make the proposal at least 44% more efficient than the energy consumption levels required by UK building regulations. Professional consultation will be undertaken to ensure this is achieved through the use of triple glazing, high performance insulation etc. Sustainability has been built into the design of the scheme to deliver a house whole entirely appropriate for the 21st Century.

Thermal comfort is key to this. The house’s orientation means that glazing is predominantly South facing to maximise light and solar gain. The North wall running inside the boundary with No. 15 has minimal openings and will be highly insulated to maximise thermal retention.

High quality, natural materials have been specified throughout, to ensure high durability and a long lasting, low carbon home. Rainwater will be harvested and re-circulated as grey-water within the house and irrigation without. A photovoltaic array will be located on the South-East facing roof of the single storey projection to the rear of the property to offset electricity requirements.

We intend to re-cycle all building material and waste from the demolition with nothing going to landfill other than the proper disposal of any existing asbestos.


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Artist’s impression of the proposed dwelling looking north from the public footpath.NB. This view will be screened to the public by the existing two meter hedge.


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5.0 Conclusion

This planning application presents a thoroughly researched proposal for a highly sensitive plot.

The recommendations and comments made by Aylesbury Vale District Council to previous applications i.e. to further explore and make every effort to the op-tion of leaving Neil’s Cottage intact as well as applying very careful consideration to the design and quality of its replacement. The project has been delayed, at a significant cost, to allow comprehensive surveys to fully investigate all potential options for this site.

The detailed, professional survey of the existing cottage explores the financial impact of the work required to upgrade the it to meet building regulation standards. Even with the minimum guideline costings provided, these works alone would be prohibitively expensive, commercially unviable and reduce the already restricted and outdated utility of the building to such an extend as to render it unfit for purpose as a modern day dwelling. The survey clearly concludes that the building structure and fabric of the cottage have reached the end of their economic life.

Whilst the adjacent listed buildings are considered to be heritage assets which should be sustained and enhanced in line with the National Planning Policy Framework, Neil’s Cottage is not such an assigned asset. Given this situation we feel that the demolition of the existing cottage is wholly justified as the only practical and economically viable way to develop this site for 21st century living.

The proposal has also addressed comments from Ickford Parish Council by reducing the double storey rear block to single storey thus eradicating the potential loss of light to our neighbours at number 15. The Parish Council were otherwise fully supportive of the previous application. We would now question and allay any concerns from No 15 as to any loss of light, as this proposal moves the whole building away from the shared North boundary and cuts the rear block into the landscape at a lower level thus reducing the height and impact further.

The proposed scheme, as a one-for-one replacement of a dwelling within the built-up area of the village will provide a contemporary dwelling which is sensitive to the historic architectural environment that surrounds it. The proposed property will retain its integrity as a 21st century building while being sensitive to the scale and layout of nearby dwellings. The proposal offers a building built from natural materials to fit into the mature landscape of this conservation area; a building highly sustainable in its materiality and will continue to conserve and recycle energy throughout its life.

The building will not only enhance the site itself but also the character of the conservation area and listed buildings around it. The use of natural materials, modest detailing and balanced form will create a building that sensitively reflects its location whilst retaining contemporary integrity. It is our conclusion that this site deserves such a design and that this part of the village will be enriched by its presence for years to come.


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Artist’s impression of the proposed dwelling looking east from the street.NB. This view will be screened to the public by the existing front hedge.

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D&A_011