WELCOME & PURPOSE. Overford Farm, Wytham - Conversion of Outbuildings to Form Dwellings. Welcome - we are delighted you are attending the event today.

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Mitchell Cobb
6 years ago
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The University has been considering the options for the long term future of this historic farm yard setting which over recent years has become under-used.

1 WELCOME & PURPOSE 1 Welcome - we are delighted you are attending the event today. The property at Overford Farm has been within the ownership of the University of Oxford since 1943 when it was acquired from Raymond ffennel, the former owner of the Wytham Estate. The University has been considering the options for the long term future of this historic farm yard setting which over recent years has become under-used. A number of options for the future of the farm yard and outbuildings have been considered paying careful regard to the character of the setting and the local planning context. To this end the University has undertaken extensive pre-application discussions with the Vale of White Horse District Council over the past two years and met with the Environment Agency. The University has employed specialist consultants to advise on matters such as the historic importance of the buildings, arboricultural issues, ecology and flood risk. The plans have been prepared by Oxford Architects, who have been involved in several other projects within Wytham, including Linch Farm and barn conversions at Home Farm. Aerial View of Wytham The proposal relating to the refurbishment of the barns is a change of use to form four residential properties. It is anticipated that an application for this development will be submitted to the Vale of White Horse District Council towards the end of July If successful, the building works will be carried out by the University and the dwellings let. We have invited you to attend this event to look at the proposals and to ask any questions that you may have. The exhibition boards set out the history of the building and the proposals for the conversion to residential. They also detail the proposed designs and those matters which, we consider, are key in the consideration of these proposals. We welcome feedback on the proposals prior to the University submitting a planning application for the development. If you have any comments that you would like us to take into account in the proposals please let us know by filling in the comments form that is available today. Aerial View of Overford Farm

THE SITE 2 The site is located at the northern end of Wytham with open countryside to the east of the site.

To the west, on the opposite side of the road through Wytham, is an open field.

Building A is a steel framed agricultural shed clad in brick with metal windows and an asbestos cement sheet roof.

timber walls and a tiled roof that has been converted into a small dwelling with a mezzanine sleeping gallery. Buildings B and C have asbestos cement sheet roofs.

Buildings F is the main farm building built from stone and red brick walls under a clay tiled roof. It is Grade II Listed. This building is not part of this proposal.

2 THE SITE 2 The site is located at the northern end of Wytham with open countryside to the east of the site. To the north are residential properties which are set within spacious grounds and the properties to the south are further residential dwellings. To the west, on the opposite side of the road through Wytham, is an open field. The site is located within the Green Belt and a small area of the north eastern corner of the site is partially within the flood plain. Building A is a steel framed agricultural shed clad in brick with metal windows and an asbestos cement sheet roof. Buildings B, C and D comprise a brick building with light weight steel roof trusses; a stone barn with a light weight timber truss roof; and a building with stone and timber walls and a tiled roof that has been converted into a small dwelling with a mezzanine sleeping gallery. Buildings B and C have asbestos cement sheet roofs. Buildings E1 and E comprise a stone and brick shed with a tiled roof, now derelict, and a substantial brick and tiled roofed barn that currently contains a swimming pool. Buildings F is the main farm building built from stone and red brick walls under a clay tiled roof. It is Grade II Listed. This building is not part of this proposal. Building G is a stone barn with a tiled roof. This building is not part of this proposal. Buildings H, I, J and K form a range of outbuildings with brick walls to the farmyard front and a stone rear wall. The buildings are roofed in corrugated metal and asbestos cement sheeting. Buildings L is a timber framed open barn that originally had a thatched roof. Building A Exterior Front Building B Exterior Building C Exterior Building L Exterior from Lane Building E Exterior

DESIGN - PROPOSED SITE PLAN 3 The proposals comprise the conversion of existing buildings into four dwelling units as follows: Building A (Unit 4) Recladding, new roof and insertion of a mezzanine

3 DESIGN - PROPOSED SITE PLAN 3 The proposals comprise the conversion of existing buildings into four dwelling units as follows: Building A (Unit 4) Recladding, new roof and insertion of a mezzanine floor to create a four bedroom house. Buildings B and C (Unit 1) Conversion with a new roof and rear extension to form a four bedroom house. Buildings D and E (Unit 2) Conversion with a replacement link building to form a three bedroom house. Buildings I, J and K (Unit 3) Conversion with a new roof to form a three bedroom house. All dwellings have private gardens. In addition, Building L will be structurally repaired and either thatched or re-roofed in plain clay tiles to form covered parking spaces. Building H will be re-roofed and remain in its present use as a garage. The existing entrance is retained with no changes proposed for vehicular access. New Trees A Unit 4 Unit 1 C D Unit 2 E B L Garage Existing Entrance H Lane K J Unit 3 I - New Tree Planting Proposed Site Plan

4 DESIGN - PROPOSED PLANS 4 Proposed Floor Plans

DESIGN - PROPOSED ELEVATIONS 5 Materials Building A Stained timber boarding walls with a zinc (lead coloured) metal roof. Building B Existing brick walls with a slate roof.

Link to have brick walls with a green flat roof. Building H Existing walls. New slate roof.

5 DESIGN - PROPOSED ELEVATIONS 5 Materials Building A Stained timber boarding walls with a zinc (lead coloured) metal roof. Building B Existing brick walls with a slate roof. Building C Existing stone walls with a plain clay tiled roof. Building D Existing stone and timber walls, existing tiled roof. Building E Existing brick walls and existing plain tiled roof. Link to have brick walls with a green flat roof. Building H Existing walls. New slate roof. Buildings I, J and K Existing brick and stone walls with timber/glass screens. New slate roof. Buildings B, C, D & E - South Elevation B C D E E D C B Buildings B, C, D & E - North Elevation B, C, D & E - North Elevation B, C, D & E - South Elevation H, I, J & K - North Elevation H, I, J & K - South Elevation

DESIGN - PROPOSED ELEVATIONS 6 Structural Conditions of Buildings Building

be restored and re-roofed for use for under cover car parking.

walls with light weight roof trusses that will require replacing for the

6 DESIGN - PROPOSED ELEVATIONS 6 Structural Conditions of Buildings Building A is a standard agricultural building faced in brickwork with an asbestos cement sheet roof. It is structurally sound but will require a new roof structure to carry the additional load of an improved roof. Building L is a timber framed barn that was originally thatched but is in a poor structural condition. However, due to its significance in the village setting the building will be restored and re-roofed for use for under cover car parking. Buildings B,C, D, E, H, I,H and K have structurally sound brick and stone walls with light weight roof trusses that will require replacing for the new roofing materials proposed. H I J K Buildings H, I, J & K - South Elevation K J I H Buildings H, I, J & K - North Elevation Building A - West Elevation Building A - North Elevation Building A - East Elevation Building A - South Elevation

SITE CONSIDERATIONS 7 Heritage and Conservation The proposals restore Building L and improve its appearance in the context of the street scene.

7 SITE CONSIDERATIONS 7 Heritage and Conservation The proposals restore Building L and improve its appearance in the context of the street scene. Other buildings are to be converted and existing industrial material roofs replaced with slate or clay tile. A Heritage Impact Assessment has been made of the existing buildings and the proposals made on the basis of this report. The proposals will maintain the character of the farm yard setting. Sustainability Insulation levels will be upgraded both for external walls, floors and for roofs which are currently uninsulated. Windows will be double glazed. Where the existing construction allows the buildings will be upgraded to current air tightness standards. Reuse of the existing disused buildings for a new purpose provides inherent sustainability. Flood Risk Part of the land around Buildings D and E lies within Flood Zone 3 of the Seacourt stream. A Flood Risk Assessment has been carried out and agreed with the Environment Agency. Measures to resist the impact of flooding include flood compensation shown on the plan below, internal protection to electrical installations and ingress of water in Building E. Highways and Parking The site utilises the existing access to Overford Farm. Car parking spaces are provided at a ratio of two spaces per dwelling. These spaces are located as follows: Three spaces in building L Five spaces west of buiding B. In addition two occasional spaces are located in the farm yard. Bicycle parking will be provided to all dwellings. Landscaping Gardens created north and south of the main buildings will be landscaped to retain their pastoral nature with planting around boundaries using species local to the site. New tree planting in these gardens will augment the existing trees on the site. The central former farm yard will be landscaped with a main gravel surface surrounded by areas adjoining the buildings of low maintenance shrub ground cover. Ecology and Trees Surveys have been carried out of the pasture, barns and trees on the site. No rare plants or wild life has been found nor any bats. The only tree proposed for removal to the north of Building B is a conifer of poor visual, landscape and habitat quality. This will be replaced with a tree of appropriate species. Drainage Surface water will drain as existing to the stream. Foul water will be taken to the existing foul water sewer that crosses the site in a North/ South direction. Flood compensation re-grading plan Area to be re-graded to provide flood compensation

8 NEXT STEPS July 2015 Public information event July 2015 Submit planning and listed building applications October 2015 Planning and listed building applications determination 2016 March 2016 Building L start on site June 2016 Other buildings start on site with completion March 2017

SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL. Development and Conservation Control Committee Director of Development Services

SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: AUTHOR/S: Development and Conservation Control Committee Director of Development Services 7 th July 2004 S/0574/04/F Heydon Erection of House and Garage