Planning > Application Details

Planning Application Details


DA/2018/0274
14-May-2018
LISTED BUILDING CONSENT
Overstone
MOULTON
Overstone Hall, Overstone Park, Overstone, Northamptonshire, NN6 0AD

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Miss R Booth
Listed Building Consent for the restoration and reinstatement of Overstone Hall. Internal alterations to the original room layout to facilitate provision of 16 residential units associated with change of use from a dual use (Class D1 and C2) to Class C3 dwelling houses; demolition of existing single storey outbuilding and reconstruction to provide 4 garages and bin stores; demolition of single storey extension adjoining east elevation (former canteen); reinstatement of east elevation following removal of former canteen; removal of existing dilapidated former boiler house and swimming pool base.
Approval Listed Building
20-Jun-2019




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Conditions & Reasons
       


   Conditions - Notes - Reasons

Type Description
Condition The Phase 1 repair and stabilisation works summarised in the bullet-points on page 9 and 12 of the Blackett-Ord Conservation Engineering Strategy (ref. March 2017 S72 Ver 5 updated 23rd February 2018) shall be begun within 12 months of the date of this consent and completed within 24 months of being commenced.
Reason A compelling case has been presented for the poor and deteriorating condition of the building. It is deemed essential that initial repair and stabilisation works commence in the short-term, and are completed within a specified timescale, in order to manage the existing structures and minimise the risk of collapse and possible disproportionate collapse and consequential loss of other parts of the remaining structure.
Condition All works shall be carried out strictly in accordance with the findings and recommendations of the Conservation Engineering Strategy and the application drawings ref. 352A04 -300, 301 Rev F, 302 Rev D, 303 Rev B, 304, 305, 306, 307 Rev A, 308 Rev A, 310 Rev C, 311 Rev A, 312 Rev B, 313 Rev A, 314 Rev A, 331 Rev A, 341, 342, 343, 344, 345, 346, 347, 503 Rev C, 504 Rev C, 505 Rev C, 506 Rev A, 508 Rev A, 510 Rev E, 511 Rev D and 512 Rev E.
Reason To ensure development is in accordance with the approved details, and to enable the LPA to consider the impact of any changes to the approved plans.
Condition Any variation of the approved works or additional works found to be necessary before work starts or while work is in progress (or required separately under the Building Regulations, by the County Fire Service or by environmental health legislation) may only be carried out subject to prior written approval by the Local Planning Authority. Unauthorised modifications, alterations, or works not covered by this consent may render the applicant, owner(s), agent and/or contractors liable to enforcement action and/or prosecution.
Reason To ensure that the repairs and interventions are the minimum necessary and proceed in a manner that will minimise the risk of avoidable damage or loss of fabric, and to ensure that, wherever possible, the works are compatible with the character, construction and appearance of the listed building.
Condition No work shall commence on site until the applicant or his agents have agreed in writing with the Local Planning Authority the appropriately qualified and experienced professional Principal Contractor and project team – with specialism in conservation contracts - who will supervise the hereby approved works of dismantling, repair and reconstruction. Any proposed changes to the agreed supervision arrangements that occur at any time during the development works shall be subject to the prior written agreement of the Local Planning Authority.
Reason To ensure that the project is managed by competent and experienced professionals with an understanding of historic buildings and structures.
Condition Before works commence on site a site meeting shall be held between the Local Planning Authority and the persons responsible for undertaking the works to ensure that the Conditions attached to the Listed Building Consent are understood and can be complied with in full. Notification of the date and time of the meeting shall be made in writing to the Local Planning Authority.
Reason To ensure that the works proceed in accordance with the approved plans and are informed by the necessary further investigation works.
Condition No work shall commence on site until the appointed Principal Contractor has prepared and submitted a Pre-Construction Health and Safety Plan and a Construction Phase Plan, in accordance with the approved Conservation Engineering Strategy, to detail the gathering of further detailed survey information as to the dismantling work and subsequent repair and refurbishment. This shall include setting out the method of ensuring the safety and stability of the building fabric identified to be retained throughout the phases of dismantling and reconstruction identified in the approved documents. This information shall be submitted to and approved in writing by the Local Planning Authority before any works are carried out. The work shall then be carried out fully in accordance with the agreed details.
Reason To ensure that no works of dismantling or repair are carried out until the contractor fully understands the building structure and has out in place the necessary measures to prevent the collapse of any part of the building and possible disproportionate collapse and consequential loss of other parts of the remaining structure.
Condition Before any work begins on site the following information shall be submitted to and approved in writing by the Local Planning Authority. The work shall then be carried out strictly in accordance with the agreed details: • Revised method statement • Timetabled delivery plan that demonstrates how the heritage benefits will be secured in a timely manner • The physical and operational measures that will be put in place to protect all existing stone steps, terracing, balustrades, stone walls, ha-ha walls and steps, stone flags and cobbled surfaces within the grounds of the Hall from damage, disturbance or loss throughout the entire development programme. • Maintenance and management plan framework to demonstrate a secure means by which a maintenance fund for all of the buildings, structures and grounds of Overstone Hall will be created, managed and utilised.
Reason To ensure that the repair and restoration works are carried out in accordance with good conservation practice and that the long-term future of the listed buildings and structures will be secured.
Condition No works shall commence on site until the applicants, their agents or successors in title have secured the implementation of a programme of building recording and archaeological investigation for all of the buildings and structures on site in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority. The programme will allow for the full recording of all buildings and structures in their pre-conservation state. It shall incorporate the submitted Method Statement for Recording Building Fabric (Malcom Payne Group, August 2018). Provision will also be made for the recording of any new information that may be revealed as a result of the conversion works, and for depositing the final approved report with the Northamptonshire Historic Environment Record.
Reason To ensure that features of archaeological interest are properly examined and recorded, in accordance with NPPF Paragraph 199.
Condition No works of dismantling shall be carried out until a binding contract has been entered into for the carrying out of the full phase 1 works in accordance with all the necessary permissions and consents, and a copy of the signed and dated contract has been submitted to the Local Planning Authority.
Reason To ensure that fabric is not dismantled from the building in isolation, or too far in advance of, the necessary further measures required to secure the stability and viability of the building.
Condition All dismantling work shall be carried out strictly in accordance with the methodology set out in the conservation engineering strategy. No large-scale grabbers or demolition tools shall be used.
Reason To ensure the extent of fabric that is dismantled is kept to the minimum necessary, and that no further damage is caused to any part of the structure in the process.
Condition All fabric salvaged from the building (including those elements that have already fallen and are lying within the building and around the site) shall be stored and sorted in secure storage containers/salvage workshops within the designated compound to be located on land immediately to the west of the Hall as shown on Malcolm Payne Group drawing ‘Proposed Security & Site Compound’, contained at Appendix 5 of the Method Statement for Recording Building Fabric (August 2018). This compound shall be fully constructed and fit for purpose before any dismantling or site clearance works commence on site.
Reason In the interests of authenticity. To ensure that as much of the existing fabric as possible is retained and re-used – either by its reinstatement within the building or by informing the design of replacement features.
Condition In accordance with the Conservation Engineering Strategy and outline schedule of works:– • Brickwork will be tested wherever significant heat damage is apparent to ensure the fabric has not lost its structural integrity • Moisture contents of existing walls will be assessed and monitored as they dry out under the temporary roof • Stonework and mortar sampling shall be carried out to establish chemical constitution and best match. The appointed stone mason shall review the ‘Stonework’ section of the conservation engineering strategy version 5 and the Blackett-Ord Technical Briefing Note (dated 23 August 2018) and produce plans in accordance with this. • Timber condition assessment. There shall be no stripping of any timbers without the presence of a timber specialist and the conservation structural engineer, who will inspect all structural elements to determine their condition, their suitability for reuse and the extent of any necessary replacement, strengthening or supplementing of timbers. Full details of the findings of these specialist investigations and their recommendations shall be submitted to and approved in writing by the Local Planning Authority before any works are carried out. All work shall then be carried out strictly in accordance with the approved details.
Reason To ensure that all repair works are informed by a proper understanding of the character, construction and condition of the existing fabric.)
Condition The freestanding scaffold and roof covering to be installed over the north range of the Hall shall be constructed in accordance with the details contained in Creator Scaffold Designs drawings ref. CRE-6772-06A page no.’s 1-9. The scaffold contractors shall submit details for the Local Planning Authority’s approval to show precisely which elements of the scaffold are to be fixed to the building and how they will be fixed, before being installed. All works shall then be carried out strictly in accordance with the approved details.
Reason To minimise the risk of damage to the stonework faces of the retained structure, and to ensure that the scaffold and temporary roof remain freestanding, without exerting any influence on the structure of the building.
Condition The construction of any other scaffold on the site that requires any intervention into, or support from the building structure shall not commence until full details have been submitted to and approved in writing by the Local Planning Authority. All works shall then be carried out strictly in accordance with the approved details.
Reason To ensure that the construction of the scaffold does not compromise the integrity of the surviving structure of this part of the building or result in any unnecessary damage to fabric or features.
Condition All works on site shall cease at the completion of the Phase 1 repair and stabilisation works described in condition 1 above, to allow for a review of the completed works and for the further surveys required to inform the Principal Contractor and the Construction Plan to be carried out to inform the next phase of restoration. Full details, including specifications and drawings, of all subsequent works shall be submitted to and approved in writing by the Local Planning Authority before works proceed on site. All works shall then be carried out strictly in accordance with the approved details.
Reason To ensure that the Phase 1 works have been completed in their entirety and that the building structure has been made stable and weathertight.
Condition All new external and internal works and finishes and works of making good to the retained fabric, shall match the existing original work adjacent to it in respect of methods, detailed execution and finished appearance unless otherwise shown on the approved application drawings.
Reason To ensure that the materials and finishes are compatible with the fabric and character of the listed building.
Condition All new brick and stonework, and all making good of existing brick walls and stone faces, shall be completed using materials and finishes to exactly match the existing in respect of type, size, profile, colour, texture, face bond, pointing, coursing and jointing. Before work begins a sample panel(s) of the external facing stonework shall be constructed on site for inspection and approval in writing by the Local Planning Authority. The sample panel(s) shall show the stone types, sizes, colour, texture, face-bond, pointing mortar mix, joint thickness and finish profile that are to be used in the repair and reconstruction of the buildings and structures on site. All work shall then be carried out strictly in accordance with the approved details. The approved sample panel(s) shall be retained on site until the work is completed and the condition is finally discharged.
Reason To ensure that the materials and finishes are compatible with the fabric and character of the listed building.
Condition The proposed low-pressure cleaning of the external stone faces shall not be carried out until test panels have been undertaken in inconspicuous positions across a range of representative stone faces to establish the best application and finish. A written record of the selected application shall be submitted to and approved in writing by the Local Planning Authority. All work shall then be carried out strictly in accordance with the approved details.
Reason To ensure that the proposed method of cleaning does not cause damage to the stone and is the minimum necessary to achieve a satisfactory finish.
Condition All lead work shall be carried out in accordance with the latest recommendations of the Lead Sheet Association (http://leadsheet.co.uk/).
Reason To ensure that all works are carried out in accordance with good conservation practice.
Condition All external details of the repaired and reconstructed roofs shall match the existing roof dimensions, pitch and profile, and the materials and finish of the roof coverings, including treatment of hips, ridges, valleys, eaves, etc. shall exactly match those of the existing building. The new roof covering on the north range shall be in Welsh slate to exactly match the existing roofing materials in respect of type, dimensions, colour and texture. The existing slates on the south range and former Abbeyfield Dorcas wing shall be carefully stripped from the roof, inspected for defects and set aside for reuse. The balance of slates required to replace those unsuitable for re-roofing shall be made up with good quality new or reclaimed Welsh slates to exactly match the existing. Representative samples of the new or reclaimed Welsh slates shall be submitted to and approved in writing by the Local Planning Authority before any items are installed on the building. All work shall then be carried out strictly in accordance with the approved details.
Reason To ensure that the materials and finishes are compatible with the fabric and character of the listed building.
Condition Notwithstanding the details shown on application drawing ref. 352A04 – 345 all glazing in the reinstated and new timber windows and doors shall be slimlite double-glazed with a maximum overall thickness of glass and cavity combined of 12mm. There shall be no external trickle vents.
Reason To ensure that the materials and finishes are compatible with the fabric and character of the listed building.
Condition Notwithstanding the details shown on application drawing ref. ref. 352A04 - 348 all replacement internal decoration, including fireplaces, timber-panelling, doors, door cases, floor surfaces, staircase handrails, balusters and newels, ceiling cornices, picture rails, dados and skirtings, shall match as closely as possible the details in the existing rooms. These details shall be replicated from photographic evidence (in accordance with the photographic record that was provided to Frampton’s by Daventry District Council) and on-site assessments. Once the building structure has been made sufficiently safe to facilitate access a survey and record of the surviving features and remnant fabric shall be made. This work shall identify any surviving architectural features that are capable of being retained in their original position. It shall inform a new set of proposed drawings that is to be submitted to and approved in writing by the Local Planning Authority before any of the above-mentioned items are installed. All work shall then be carried out strictly in accordance with the approved details.
Reason In the interests of authenticity. To ensure that as many of the existing features as possible are retained and re-used – either by their reinstatement within the building or by informing the design of replacement features.
Condition Before being installed anywhere on the building, the position, type and method of installation of all new and relocated services and related fixtures, including communications and information technology servicing, satellite dishes, rainwater goods, plumbing, pipes, soil-stacks, flues, vents, ductwork, grilles, alarms, lighting, cameras, signs or other fixtures to be mounted on any external faces or roof slopes, shall be submitted to and approved in writing by the Local Planning Authority. The works shall then be carried out strictly in accordance with the approved details.
Reason To ensure that any new elements are appropriately designed and sited in order to minimise their impact upon the character and appearance of the listed building.
Informative In making this decision, the Local Planning Authority has had regard to the requirements of paragraph 38 of the National Planning Policy Framework.



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