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EXCEPTIONAL COUNTRY HOUSES: NPPF PARAGRAPH 79, REPLACEMENT AND ECO HOUSES

PLANNING PORTFOLIO

Our growing collection of planning consents in relation to new, replacement or regeneration country houses demonstrates our specific skill in achieving consents for exceptional or innovative dwellings in sensitive rural locations across the country.

This portfolio highlights the successful National Planning Policy Framework (NPPF) paragraph 79, traditional replacement country house and eco-house projects we have worked on.

Our in house expert planning and landscape architecture teams have an exceptional track record in the delivery of our clients’ aspirations.

INTRODUCTION

CONTENTS

EXCEPTIONAL COUNTRY HOUSES REPLACEMENT COUNTRY HOUSES

Wiltshire 8West Oxfordshire 10Nidderdale AONB 12Forest of Dean 14Blackdown Hills AONB 16Chilterns AONB 18

Hampshire 20Ribble Valley 22Cotswolds 24Gloucestershire 26

ECO-HOUSES

Nidderdale AONB 28North Yorkshire 30

REPRODUCED BY K IND PERMISS ION OF SADLER BROWN ARCHITECTS

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An exceptional new and replacement country house project is arguably one of the most interesting residential projects to work on.

The inspiration and ambition of a client combined with the innovation and skill of talented and creative landscape architects and architects produces something remarkable and original, something that will delight.

The outcome can be a striking and significant statement on the landscape that may be enjoyed, admired and applauded for generations, finding its way to becoming a part of British heritage.

Rural Solutions are unique in providing expert planning and landscape architecture services under one roof. These professionals are national leaders in the delivery of this specialised form of development - new country houses.

NEW COUNTRY HOUSES

REPRODUCED BY K IND PERMISS ION OF K IRKL AND FR ASER MOOR ARCHITECTS

In the 1990’s new Government planning policy unexpectedly emerged seeking to resurrect the tradition of the English Country House. That policy, often termed ‘The Gummer Clause’ (after the then Secretary of State), has been maintained and varied many times and now finds its description at para 79 of the NPPF (2018). It is here to stay and states that isolated homes in the countryside will be permitted if the following circumstances apply:

79 e). the design is of exceptional quality, in that it:

• is truly outstanding or innovative, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas; and

• would significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area.

The challenge in meeting these policy tests is considerable. The design bar is set incredibly high in seeking to attain a scheme that is truly outstanding or innovative. Expert guidance is required. Rural Solutions is the leading national planning and landscape practice in achieving schemes that become a reality in this discrete policy area. We are unique in providing both the necessary planning expertise and landscape expertise in house. Our approach is one which enables all professionals to achieve a scheme that is more than the sum of its parts – one that is truly outstanding.

COUNTRY HOUSE OF EXCEPTIONAL QUALITY

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REPRODUCED BY K IND PERMISS ION OF L ARK ARCHITECTS

REPLACEMENT COUNTRY HOUSES

Replacement country house schemes are, put simply, the replacement of an existing house with a new house in the countryside.

This type of development requires significant experience and skill in forming the scheme, due to the inevitable and sometimes onerous policy requirements of the local authority and the potential constraints that arise in a rural area. There is, in principle, an acceptance for the replacement of homes in the countryside from local planning authorities and success lies in the interpretation of policy and existing development rights.

The policy provisions for this type of country house development (replacement) are not as onerous in design terms as that of NPPF paragraph 79 on the provision of a new (often not replacement) isolated dwelling that is truly outstanding or innovative.

It is noticeable in our examples of replacement country houses that the importance of sympathetic design, paying tribute to (but not a pastiche of) the traditional country house styles of previous centuries, is a pervading feature.

Those looking for the ultimate combination of a modern and practical living space merged with a majestic, historic property can realise this in development ventures such as these.

ECO-HOUSES

Eco-houses are a specific niche of rural development. As the name suggests, an eco house is a type of scheme focused on the development of a dwelling designed in such a way as to minimise its environmental impact. There are many innovative techniques employed to achieve this and therefore the structures are usually remarkable and unique, as well as sustainable and sympathetic to their environment. In a rural setting this can be achieved in many different ways and something we are increasingly asked to work on.

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PARA 79 HOUSE - WILTSHIRE

CHALLENGEThis is an usual scheme in that an approval had already been achieved; however when it came to the implementation phase it simply did not work for the client. It is very rare for authorities to approve whole new para 79 schemes in the stead of one already approved. Rural Solutions’ challenge was to convince the council, the Area of Outstanding Natural Beauty management board (AONB) and the local community of the merits of a whole new approach; and in a very tight timescale.

SOLUTIONA strong collaborative approach of the project team was engendered, where there was a unified commitment to create something that both delighted the client and was realistic in its implementation. This collaborative approach extended to an excellent working relationship with Wiltshire Council and the North Wessex Downs AONB, which quickly resulted in an application submission that would meet the needs of these two key organisations.

OUTCOMEA swift delegated decision of approval was delivered by Wiltshire Council.

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PARA 79 HOUSE - WEST OXFORDSHIRE

CHALLENGEThe draft designs for the house and landscape were well advanced by the time Rural Solutions were appointed. Our initial role was to seek to join up the design approach to addressing policy – seeking to achieve architecture and landscape architecture designs that were as one. Our role was also to identify and manage the necessary additional evidence base required to meet the stringent tests of planning policy, especially landscape policy.

SOLUTIONThe collaborative approach of client, architect, landscape architect and planner, focussed on an agreed evidence base, was pivotal in gaining the necessary support of the independent design review panel (d:se). That support in turn was essential in gaining the support of the planning committee.

OUTCOMEThe design review panel provided a rare and unequivocal statement in that it agreed that this proposal fully met the tests of paragraph 55 (now 79) of the NPPF. The planning committee gave a first time approval of the application.

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PARA 79 HOUSE - NIDDERDALE AONB

CHALLENGE The client wanted a new residential dwelling, set in historic woodland in Nidderdale Area of Outstanding Natural Beauty (AONB).

SOLUTIONThe design incorporated building cantilevers over a new lake and restoration of former Victorian pleasure garden as part of the planning application.

The site contains a historic lead mine and the building will be clad with zinc and wood to reflect this.

The house will be zero carbon rated and totally efficient in terms of energy and environment with ground source heating, water source heat pumps and hydro electric energy generation.

The attributes all added to support the reasons for consent. Rural Solutions produced the planning application to Harrogate Borough Council to support the development after an extensive consultation process.

OUTCOMEAchieving unanimous approval at planning committee.

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PARA 79 HOUSE - FOREST OF DEAN

CHALLENGEThe clients wanted to develop a contemporary dwelling on a greenfield site in open countryside in the South of England.

SOLUTIONWorking closely with the clients to review the opportunities on their land and identify the most suitable site.

After agreeing the site location, we worked closely with the team of service providers including architects, landscape architects, archaeologists and ecologists to create a viable design.

In order to successfully secure planning for the sensitive proposed development, we started by defining a planning strategy to work positively with council officers and engaging local stakeholders and the design review panel, who supported the scheme.

We then produced a planning application and supporting documents and managed the application to determination.

OUTCOMEThe scheme was consented first time at planning committee by the council in 2013. Followed, the construction of spectacular country house in an equally impressive location.

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PARA 79 HOUSE - BLACKDOWN HILLS AONB

CHALLENGEThe client wanted to develop an architecturally exceptional dwelling in the Blackdown Hills AONB.

SOLUTIONWorking on an inclusive consultation process with East Devon District Council to agree consent in this designated nature reserve on a prominent hillside location, we managed and consulted with a variety of stakeholders such as the AONB officer, planning authority and parish council. Carefully project managing the development throughout the planning stages.

OUTCOMESuccessfully securing consent with the council in 2015, the now fully constructed Para 79 is one of the first of its kind in an AONB, and was featured on Channel 4’s Grand Designs in 2017.

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PARA 79 HOUSE - CHILTERNS AONB

CHALLENGEThe site is a slip garden associated with a large wall garden located within an AONB. The challenge was to create an exceptional scheme in a tightly contained site of historic and landscape significance.

SOLUTIONTogether the landscape architect and architect collaborated to form a building that sits delightfully within its landscape setting. As part of the strategy for approval, we made a concerted effort to work closely with the local community to attain their support for the scheme, from both the parish council and neighbouring landowners.

OUTCOMETechnical opposition from the council’s heritage adviser was overcome and the application received almost unanimous support from the planning committee, becoming the first new country house approved under paragraph 79 in the Chilterns AONB.

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REPLACEMENT HOUSE - HAMPSHIRE

CHALLENGETo create a substantial new country house, parkland setting, new cottages and shoot lodge for the applicant across an extensive landholding.

SOLUTIONIn depth engagement with the planning officers and local community and a highly robust and comprehensive application which provided substantial environmental enhancements and the highest quality of architecture and landscape architecture.

OUTCOMEPlanning consent granted under delegated powers with community support.

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REPLACEMENT HOUSE - R IBBLE VALLEY

CHALLENGEThe site allocated was a former shooting lodge. The project was to replace this structure with a traditional country house design property, doubling the size of the building in the Forest of Bowland, Lancashire, an AONB.

At the point of application Rural Solutions managed to overcome the possibility of the original lodge becoming a listed property.

SOLUTIONActing as project manager and planning agent, we provided a wealth of guidance as part of the application to demonstrate the significant enhancement to landscape and with it, strong evidence from precedent examples. The comprehensive application achieved planning consent first time.

OUTCOMEThe project was constructed successfully, with the inclusion of a gate lodge in the plans.

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REPLACEMENT HOUSE - COTSWOLDS

CHALLENGEThe client acquiring this valuable land, was keen to replace a modest Victorian farmhouse and associated barns both traditional and modern in style, with a traditional and palatial house to make the most of the delightful AONB.

SOLUTIONActing as planning agent and project manager, we put together a strong planning application based on the chosen architect and landscape architect plans. The design was for a significantly larger property, with the inclusion of a linkage and extension to existing farm buildings, creating new leisure, stables and energy buildings.

OUTCOMEThe application for the replacement house was consented, first time. Subsequent additional elements have since been planned and developed.

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REPLACEMENT HOUSE - GLOUCESTERSHIRE

CHALLENGETo receive permission for a replacement traditional country house in the Cotswolds, on the site of a previous 19th Century Repton designed mansion that was demolished in the 1930s.

SOLUTIONThe design incorporated many sustainable elements, including ground source heat pumps, photovoltaic panels, rainwater and greywater harvesting and heat recovery ventilation system.

OUTCOMEApproval to go ahead with the construction of the palatial 3,105 square metre floor space incorporating 11 en-suite bedrooms, four staff living quarters, six reception rooms, an orangery, grand hall and underground cinema, indoor pool and gym, cloister and stable block.

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ECO-HOUSES - NIDDERDALE AONB

CHALLENGEA development of two new eco-houses on a plot in an AONB.

SOLUTIONThe planning and architecture team worked on applications for two bespoke eco-houses which are dug into the slope of the landholding. The designs incorporate an indigenous dry-stone wall as well as grass roofs to mitigate visual impact from across the valley where they will be seen.

OUTCOMEThe larger of the two eco-houses has been approved and the second eco-house is still at the application stage.

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ECO-HOUSE - NORTH YORKSHIRE

CHALLENGEThe proposed site of the eco-house was in a redundant reservoir on a sensitive valley-side landscape position. The original application had been refused, at which point the client appointed Rural Solutions to produce a further application for consideration.

SOLUTIONRural Solutions’ comprehensive application highlighted all the benefits to the surrounding landscape and overcame previous concerns about access and the exposure on the landscape. Using the reservoir walls as an integral part of the design as well as a grass roof, allowed the design to blend well with its setting.

OUTCOMEThe application received planning officer recommendation to approve and consent from the planning committee. Construction is in progress.

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