BLETCHINGDON PARK

ALTERATIONS TO HOUSE AND GROUNDS

PLANNING APPLICATION
AND LISTED BUILDING CONSENT

October 2018

NICK COX RUPERT

ARCHITECTS WILLIAMS-ELLIS
 Contents

This contents list refers to all separately bound documents submitted for planning
application and listed building consent. Documents no. 3 to no. 9 are the same documents
as submitted with the associated planning application of ‘Bletchingdon Park – New
Buildings and Alterations to the Park’; this application has been submitted at the same
time.

Document no.

1. Design and Access Statement incorporating Statement of

Significance and Heritage Statement by Nick Cox Architects

2. Architectural Drawings by Kuechel Architects

3. Landscaping Briefing Document and Drawings by Rupert

Williams-Ellis

4. Pre-Application Advice by Historic England

5. Landscape Heritage Statement by Historic Environment

Associates

6. Landscape and Visual Impact Assessment by Illman Young

Landscape Design Ltd.

7. Heritage Archaeological Impact Assessment by John Moore

Heritage Services

8. Ecological Appraisal by the Environmental Dimension

Partnership Ltd.

9. Arboricultural Report by Pryor & Rickett Silviculture

10. Building History by Kate Judge

11. Structural Report incorporating Structural and Civil Drawings by

Price and Myers
 BLETCHINGDON PARK

ALTERATIONS TO HOUSE AND GROUNDS

DESIGN AND ACCESS

STATEMENT

DOCUMENT 1

Incorporating Statement of Significance

and Heritage Statement

Prepared by
Nick Cox Architects
in collaboration with
Kuechel Architects

October 2018
NICK COX ARCHITECTS
77 HEYFORD PARK • UPPER HEYFORD • OXFORDSHIRE OX25 5HD
 NICK COX ARCHITECTS
77 HEYFORD PARK • UPPER HEYFORD • OXFORDSHIRE OX25 5HD
 Contents

1. Introduction

2. Assessment
2.1. Location
2.2. Designation
2.3. Description of the House and Setting
2.4. Historical Background
2.5. Assessment of Significance – Overview
2.6. Planning and Heritage Policies

3. Consultation
3.1. Specialist Consultation
3.2. Local Authority Pre-Application Consultation
3.3. Historic England Consultation

4. Description of the Proposals

4.1. Use
4.2. Amount
4.3. Scale
4.4. Structure
4.5. Layout and Appearance
4.5.1. Main House Exterior
4.5.2. Main House Interior
4.5.3. Underground Garage, Gym, Pool and Spa
4.5.4. Outdoor Swimming Pool
4.6. Landscaping

5. Access
5.1. Public Access
5.2. Pedestrian Access
5.3. Vehicular Access
5.4. Inclusive Access

6. Planning Matters
6.1. Biodiversity
6.2. Sustainability
6.3. Social/Economic
6.4. Parking and Traffic
6.5. Services
6.6. Flood Risk

7
7. Heritage Statement

8. Summary

Appendix

Appendix A: Listing Information

8
 BLETCHINGDON PARK
ALTERATIONS TO HOUSE AND GROUNDS

1.0 INTRODUCTION

The following Design and Access Statement has been prepared to accompany the
applications for Listed Building Consent and Planning Permission for works to
Bletchingdon Park in Oxfordshire. The Park lies in the village of the same name,
north of Oxford. The main House and most of the Parkland lies within the
Conservation Area of Bletchingdon, the House itself is Grade II* listed and there are
four other listed structures in the Park.

The address of the site is:

Bletchingdon Park
Bletchingdon
Oxon OX5 3DW

The application relates to various works and general refurbishment of the interior of
the main house along with changes to the form of the north west steps. It also
concerns a proposed underground spa and car parking facilities and a reformed
swimming pool and associated enclosure adjacent to the main house.

This report has been prepared to cover the Householder Application for
Bletchingdon Park. A full planning application has been submitted alongside this
application for Bletchingdon Park - ‘New Buildings and Alterations to the Park’.

The aim of the above projects are to make use of the opportunities to preserve and
enhance the character and appearance of Bletchingdon Park and its parkland. The
proposal aims to provide the buildings on the site with sustainable future uses while
also improving their settings. This is to be achieved by careful and targeted
interventions within the existing building and its setting, while also reinforcing and
revealing the heritage values of the existing built fabric. The proposals have carefully
considered the public views and experience of the park with the aim of enhancing
this amenity for their benefit.

This introduction is followed by the assessment, evaluation and design

commentaries. Supporting documentation that has informed this Statement is
included with the application.

9
2.0 ASSESSMENT

This statement, as part of the Householder Application, relates to the following

main areas:
i. The main house, it general refurbishment and specific interventions.
ii. The new underground carpark and spa, including the ramp and tunnel
access.
iii. The reformed outdoor swimming pool and associated area.

2.1 Location

Bletchingdon Park sits at the northern edge of the village of Bletchingdon in

Oxfordshire.

2.2 Designations

Bletchingdon Park is Grade II* listed and within the Conservation Area of
Bletchingdon. The listing of the house and other listed structures are appended.
The Parkland is not listed as a historic parkland.

Additionally the following designations apply to parkland structures associated with

Bletchingdon Park, but are outside of the red line, site area, to which this application
relates:

i. Ice House, Listed Grade II

ii. Ice House, Listed Grade II
iii. Pump House, Listed Grade II
iv. Plunge Pool, Listed Grade II (referred to as ‘Ice Well’ in listing description)

2.3 Description of the House and Setting

Bletchingdon Park sits on high ground at the northern edge of the Village of
Bletchingdon in Oxfordshire. The surrounding village lies mostly to the south and
east of Bletchingdon Park. The wooded grounds of the house gives way to fields
sloping down from the village. The church of St Giles lies to the east of the house.

The house is generally approached from the Lodge in Bletchingdon Village via a drive
that crosses some of the parkland and arrives over a small bridge at the south-west
front. From here the drive continues to the north-east to the former Stables Block.
The stables have been in separate ownership from the House for many years.

The walls of the main house are of ashlar limestone on three elevations and coursed
limestone on the other one. The roof is of slate surrounded by a stone balustraded
parapet. The surrounding pleasure grounds are enclosed by a rubble built ha-ha. The
wider estate is enclosed by dry stone walls.
10
2.4 Historical Background

Below is a summary of the historical background to Bletchingdon Park. Further

detailed information about the history of the buildings and the site are provided,
separately bound, in the Building History by Kate Judge and the Landscape Heritage
Statement by Sarah Couch Historic Landscapes and should be read in conjunction
with this document.

The following has been extracted from the introduction to the historical study of
the house by Architectural Historian Kate Judge.

“Bletchingdon Park is known in architectural annals as a Palladian mansion designed by

James Lewis in 1782. Grade II* listed, the List Description for the building summarises
“Built 1782, by James Lewis for Arthur Annesley, Earl of Anglesey”. However, the building
has a much longer history dating back to 1624 and, as Lewis himself wrote, his work of
1782 consisted of “alterations and improvements”. Actually, Bletchingdon Park has layers
of history running from the Jacobean, through the Palladian period to the present day.

The house was initially built by Thomas Coghill, some time after 1624. A hugely ambitious
project, it eventually ruined him and he sold the house in 1656, burdened by massive debts.
After a short period owned by William Lewis and then the flamboyant Duke of Richmond,
the house was bought by Arthur Annesley, Earl of Anglesey. The Annesley family largely
shaped the building that we see today, through their 283 year ownership. They held
numerous prestigious posts during the period - Lord Privy Seal, Controller of the Royal
Household, MP for Oxfordshire and Sheriff of Oxfordshire, but the Annesley family were
just as successful in filling the gossip columns. The family were rocked by bouts of madness,
encumbered with debt and brought numerous scandalous cases to court, often against each
other. No novelist could dream up their story. They eventually sold the house in 1947 and
it has subsequently passed through a series of owners - Lord Rotherwick and Dr Micheal
Peagram perhaps most important for the fabric of the building.

The house was originally known as Bletchingdon Manor. By 1705, Robert Plot, in his
Natural History of Oxfordshire, referred to it as Bletchingdon House. It only became known
as Bletchingdon Park after James Lewis’ work of 1782.’

The late eighteenth century work by James Lewis remodeled the earlier seventeenth
century house. Some vestiges of the earlier house can be seen in the basement,
notably a stone door surround with cabochons, the splay to some windows and the
oval windows at basement level in the north-east elevation.

The grandson of Arthur Annesley inherited the house in 1863 and lived in the house
until his death in 1927. Fabric analysis points to some works to the house during his
tenure, including the rebuilding of the external north-west staircase.

11
The house was sold after the Second World War in 1947, initially to William
Waldorf Astor who six years later sold it to Lord Rotherwick. Rotherwick carried
out a significant number of works including changing the front steps to circular ones
as shown in Lewis’ published designs, remodeling the main stair balustrade, renewing
the balconies, work to window fenestration and fireplaces.

In 1968 the house was sold first to Blue Circle Cement, then in 1972 to Martin
McCormack, who started the process of dividing up the estate, before selling the
main house and part of the parkland for use as a Language School in 1974. Following
closure of the school the house and park were sold to Christopher Buxton. In 1991
the house and its stables were split in a sale, the stables being developed as a
number of separate dwellings and the house being taken on by John Paterson,
Dateline entrepreneur. The house suffered somewhat during its more institutional
uses. A further secondary stair was introduced in the north corner.

The ownership of Dr Michael Peagram (1994-2015) saw a significant programme of

work to bring the house back into a comfortable state for a single domestic
residence. Works included re-roofing, external masonry repairs - including
rebuilding of the chimneys and parapet that was built off a rotten wall plate - as well
as internal alterations to introduce: new kitchens; bathrooms; new floor finishes
throughout the basement and first floor and a spa all accompanied by new
mechanical and electrical services.

2.5 Assessment of Significance – Overview

This section considers the value of various aspects of the site. The assessment
considers different heritage values using the categories set out in English Heritage’s
“Conservation Principles, Policies and Guidance” namely evidential value, historical
value, aesthetic value and communal value. The relative significance of the different
values has been assessed and summarised. Their relative importance is explained in
the Statement of Significance in order to distill the character of the place.

With regard to categorising significance, the criteria follow the following scale:

Exceptional: meaning a designated World Heritage Site or place of equivalent

outstanding universal value. The character and historic integrity of which would be
fundamentally damaged by the loss of the element referred to.

Considerable: meaning something of national importance - a scheduled monument,

archaeological remains, Grade I or II* listed buildings, a registered park or garden
associated with a particular national association - where the character and historic
integrity would be seriously affected by the loss of the element referred to.

12
Some: meaning Grade II listed buildings, Conservation Areas, registered parks or
gardens with regional associations. Important assets on a regional or county level,
the character or historical integrity of which would be affected by the loss of the
element referred to but where the design intention would remain apparent.

Little: meaning assets that are local and relatively poorly preserved but which may
have important associations on a local or parish level, the character or historic
integrity of which would be affected by the loss of the element referred to but
which would have the least effect on the site.

Detrimental: meaning elements where the character and historic integrity of the
historic asset might be enhanced by the removal or adaptation of the element.

The above categorisation is to facilitate analysis when considering the management

of the site. The criteria of “some” and “little” should not be considered as elements
that might be removed or damaged without affecting the value of the site as a
whole. It is important that a holistic view is kept in mind; the significance and value
of the asset as a whole is often greater than the sum of the parts.

Bletchingdon Park embodies the material remain of past cultures and natural
heritage for over 900 years. It illustrates the way people lived and give insights into
developments in construction technology, availability and use of materials, skills,
ideas, knowledge, money and power. Heritage values are not inherent or intrinsic to
the fabric of the building, but are attributed to the building and place by people.
Significance is the sum of the values we attach to places.

Understanding the significance of the place is recognised by the applicant as being

vital for the proper conservation planning process and much care and investigation
has been carried out to inform the approaches taken to the proposed changes
which are the subject of this application. The applicant recognises the potential of
the structures involved to reflect the four categories of heritage value – Evidential,
Historical, Aesthetic and Communal value.

Great effort has been taken to ensure that options for change have been fully
informed by knowledge of the building’s makeup. The following reports: Heritage
(Archeological) Impact Report by John Moore Heritage Services, Building History by
Kate Judge and Landscape Heritage Statement by Sarah Couch Historic Landscapes,
which accompany this statement have informed the decisions in this proposal. This
has been supplemented by further study of specific elements of the building and site
to ensure that design choices have been made based on as full an understanding as
possible of the building, its landscape and their value and significance. These are
referred to where relevant in the section covering “Description of the Proposals”.

13
Evidential: Bletchingdon Park and its outbuildings have some evidential value
reflecting the needs of the owners and the community they served. They embody
the evolution of use of the site over time as the needs of the users have changed.
Within the main house there is some evidential value in the remaining layout,
materials and form.

Whilst the design demonstrates the development of architectural fashion since the
17th century the alterations, particularly those made during the institutional phase of
the building have obfuscated the evidential reading of some earlier parts the house.
Some of the works in the 1990’s, however, have helped to reveal a greater
understanding of the house and have also added their own contributions to the
house, showing the change in tastes and practicalities. This has been explored in
more detail in the Building History by Kate Judge.

Historical: Bletchingdon Park as a whole is considered to be of some/considerable

historical value by way of its relationship to the people who lived in and around the
area. The layered history of the house is explored in detail in the Building History by
Kate Judge.

The historic value of the windows and doors and other building elements in the
main house and the outbuildings, many of which have been replaced, are considered
to be of some historical value. In some areas of the main house modern partitions,
fixtures and fitting have been installed, disrupting the historical layout. It is evident
that some of these have little or detrimental historic value.

The design and layout of the main house together with the various subsidiary
buildings is considered to have some historical value in that there is a clear hierarchy
in terms of use between the main house and the ancillary buildings.

Aesthetic: The elevations of the main house, are of considerable aesthetic value
with regard to their contribution to the character and appearance of the site and
the visual impact. The design is a fine example of James Lewis’s work, a notable
architectural figure of the late 18th century. Much of their aesthetic value lies in
their simplicity, the symmetry of the building, and its setting within the landscape. A
number of alterations to the facades, windows, balconies and steps have been made
since and are of varying aesthetic value.

Communal: The overall site of Bletchingdon Park was historically of considerable

communal value. Currently it is considered to be only of some communal value
having symbolic value to the village and contributing to the character of the
surrounding village and landscape. There is opportunity for the communal value to
be enhanced by works to the landscape (see Full Application for “New Buildings and
Alterations to the Park”).

14
2.6 Planning and Heritage Policies

Planning matters are noted in section 6.0 of this document and should be read
together with the Landscape and Visual Impact Assessment, separately bound, which
set out that the proposed development is considered to be policy compliant.

15
3.0 CONSULTATIONS

3.1 Specialist Consultation

This statement, the assessment of significance and the design choices that have been
made are based on a number of background papers provided by specialists. This
information has been compiled and summarised in this document to show that
informed judgements have been made in regard to the proposals.

3.2 Local Authority Pre-Application Consultation

A meeting was held at Bletchingdon Park on 17th November 2017 between the
applicant and Jennifer Ballinger (Conservation Officer) and Nathanael Stock
(Planning Officer) of Cherwell District Council. At the meeting, draft plans of the
proposals were discussed. Ms Ballinger commented on various aspects of the design
and the following points were noted:

Generally, it was considered feasible to make changes within the main house to
ensure the use as a family home. It was considered possible to make changes to the
car parking to improve the surrounding to the house. The need to provide ancillary
buildings for the estate to compensate the loss of the stables block was noted.
Some aspects of the proposals raised some concerns, these have been addressed in
the updated scheme, the descriptions below and in the other documents that are
part of this application.

3.3 Historic England Consultation

A meeting was held on 23rd March 2018 between the applicant and Richard Peats of
Historic England to review the drawings. His response to the application was mainly
positive:
“Historic England is broadly supportive of the proposals with the exception of the
removal of the first floor partition discussed above. We could only support an
application for listed building consent and planning permission if this element was
removed from the proposals. ..."

Letter of 28th March 2018, by Richard Peats.

He commended the efforts that had been made to understand the house and its
grounds and considered the landscape plans as a significant enhancement of the
environs of the house. Additionally, he thought the replacement of the late
19th/early 20th century steps to the north west, with the proposed bell mouthed
steps would greatly enhance the architectural qualities of the exterior of the house.
He noted that some of the proposals were ambitious, in particular the underground

16
carpark, but were well conceived and would not harm the significance of the
building.

Two elements of the design were noted as likely to be controversial:

1. Removal of a wall to create a family room on the south-east side of the first
floor. – This proposal has since been omitted from the proposals. The wall is
to be retained as a bedroom and bathroom.
2. The insertion of the lift. – However Richard Peats advised that although there
will be an element of harm by installing a lift, but ...
“the position of the lift has been carefully chosen to minimise the impact on the
historic building, but we accept that a lift is a reasonable requirement in a house of
this scale where the main reception rooms are on the piano nobile, which makes
accommodating visitors and guests who are not able to climb stairs very difficult.”

As requested in the advice from Historic England the position of the lift has
been detailed in such a way as to isolate it from the walls, preserving the
existing cornices, dados and skirting boards.

17
4.0 DESCRIPTION OF THE PROPOSALS

The following paragraphs provide an initial overview followed by consideration of

specific areas.

4.1 Use

These proposals are to support the use as a family home with ancillary buildings.
They are not only in keeping with the character of Bletchingdon Park and the setting
but will also improve accessibility and enhance the landscape.

4.2 Amount

It is proposed to carry out various works and refurbishments to the interior of the
main house which involves some alterations and removal of existing fabric where
necessary; the understanding of the fabric has enabled most alterations and removals
to be targeted on the 1990’s works. Drainage arrangements have been considered
generally to work with existing soil pipe routes.

The existing north-west steps are proposed to be replaced with new bell-shaped
steps reflecting the published plan drawing. A new underground spa and car parking
facility are proposed to the south-west of the house. These are sited below ground
at a level such that the existing ground level can be reinstated. The access ramp has
been discreetly located with careful consideration of the landscape and trees.

The remodelled outdoor swimming pool with associated pavilion are proposed to
replace the existing outdoor pool.

4.3 Scale

There is no significant change to the visible external size, shape and massing of the
buildings required to enable this development to take place.

4.4 Structure

The house was subject to a number of structural repairs in the 1990’s. The
proposed works generally work with the existing structure. The structural works to
accommodate the lift and connection to the below ground car park have been
carefully considered to minimise intervention and retain finishes.

4.5 Layout and Appearance

The layout of the existing building can accommodate the proposed alterations
without adversely affecting the character or appearance - the scheme generally

18
works with existing rooms. Considerable effort has been taken to minimise the
impact on historic fabric and wherever possible to create opportunities to better
reveal the historic interest and story of the building. Below follows a detailed
description of the proposals for the main house, underground carpark and spa and
the outdoor swimming pool.

4.5.1 Main House Exterior

There are no changes planned to the exterior facade of Bletchingdon Park - Main
House except for the following:

Alterations to the 1990’s terraces to the north-east and north-west of the house to
improve the setting.

The existing external steps to the north-west elevation are understood from archive
research to be a late 19th or early 20th century addition. Mortar analysis from the
staircase showed mortars of strong Portland cement composition, indicating that
the steps were built in the 20th century. This would suggest the alteration was during
Arthur Annesley (grandson) 1863-1927 ownership of the house.

The existing construction of the steps has formed a number of problems,

particularly those associated with rainwater run off. The current steps bisect the
windows to the north and south rooms of the lower ground floor. Water run off
from the steps accumulates on the cill of the windows, with limited opportunity for
drainage. Works in the 1990’s tried to improve the detail as much as possible and a
lead sump was formed between the steps and the cill to capture the water, however
the arrangement is not satisfactory. Aesthetically, the existing stairs do not work
well with the architectural composition of the elevation. The design intent behind
the proposed new steps is described below.

Design Statement for Main House Exterior by Kuechel Architects

Exterior Northwest stairs: The existing stairs are not original, but rather built
in the early 20th century. With the hopes of enhancing the building, the new
stair design proposes to have the current stairs be rebuilt to match the 18th
century bell-mouthed stairs drawn by the original architect, James Lewis. The
current stairs have a metal handrail that obscures the view when walking out
from the piano nobile onto the northwest terrace. The proposed new stairs
would instead open up to the views. The current stairs flank the terrace on
two sides, blocking part of the facade and partially blocking two original
windows, while the proposed design suggests displaying the historic façade
and allowing natural light through and into the lower level windows. The
proposed stairs are to be built to match the existing historic building quality
craftsmanship and use matching Oxford limestone and painted metal railing.

19
 The proposed design also includes providing new bathrooms on level 2 which
require ventilation to the outside. The new vents are to come out of the roof
and match existing metal roof vents.

4.5.2 Main House Interior

Internal alterations are described below.

Design Statement for Main House Interior by Kuechel Architects

The proposed design is to make functional and aesthetic improvements to the

historic Palladian mansion for the purpose of increasing the usability and
enhance its architectural importance. The design intent is to improve the
circulation and access, improve the quality of finishes to the interior spaces
and increase the building’s performance. The proposed changes have been
considered in a way to be sympathetic to the period with the priority of
minimizing disruption to the existing historic fabric. The historically rich
details such as skirting boards, decorative wood architraves around doors and
windows, wood doors and plaster ceiling cornices are all to be protected and
preserved. Any new details are to be built to match the existing ones.

We are proposing the installation of a new lift to all floors with the intent to
significantly improve the accessibility and circulation. Many different lift
locations were studied in the process and the proposed location was selected
because it has the least impact to the historic fabric. On the lower level, it
replaces an existing 1990’s bathroom. On the ground level, the lift location
avoids the main rooms and is found in the cloakroom where a cupboard (built
of concrete blocks) exists. The floorboards were replaced in the 1990’s. On
levels 1 and 2, the lift takes up a small corner portion of a bedroom on each
floor. The proposed lift has also been offset from the historic walls, where the
existing ceiling cornices and floor skirting boards are to be protected.

The repositioning of doors has been carefully considered to improve

circulation and better suit the intended furnished layouts. We are proposing
the reuse of existing doors at new locations where possible.

Previously closed off fireplaces are proposed to be reinstated and made

functional again. Where possible existing fireplaces will be restored, in
locations where the historic fireplaces have been completely removed new
fireplaces are to be replicated based on existing examples. Existing flues and
chimneys will be utilized and repaired where required to make functional.

The Lower Ground Floor generally contains lower quality finishes and level of
detail than can be found on Ground Floor and Level 1, much having been

20
 worked on in the 1990’s. The design proposal includes upgrades to the quality
and level of detail to better suit that which can be found on the upper levels.

Ground Floor upgrades include a redesigned kitchen with new finishes,

joinery, fixtures and fittings, but using existing plumbing and ventilation lines.
In the library, new joinery is proposed. The cloakroom and its powder rooms
are to receive new joinery, fixtures and fittings.

Historically, the second floor was originally an attic that was converted into
staff quarters. Over time, it became part of the main house living and guest
space but was never remodelled to match the high level of finishes and
facilities of the rest of the house. The proposed design intends to upgrade the
facilities of Level 2 to match the already existing finishes of Level 1.

On both level 1 and 2, the design proposes upgrading all bathrooms including
their decorations, fixtures and fittings and upgrading finishes and joinery to
bedrooms and dressing rooms.

Lower Ground Floor

Removal of 1990’s fixtures, fittings and partition walls are proposed throughout the
lower ground floor to create more rational room layouts that respect the early
C17th and C18th fabric. The proposed new dividing walls can be easily removed for
full reversibility.

The fireplaces in LG.07, LG17, LG.18 and LG.19 are proposed to be reopened and
the fireplaces restored. Indicative drawn details of the proposals have been
provided.

Investigation of the construction, through small samples of plaster removal, confirms

a cement render over a rubble wall with no dressed stonework. As such, widening
of the openings to the north and south of LG.11 would not disturb any especially
significant historic fabric.

The existing doorway and the south east wall of LG.12 and the wall to either side of
the door are to be removed to create a new passage into the underground spa and
garage.

In the 1990’s a spa area was created in LG.17 which included a jacuzzi and sauna.
The space was originally installed without sufficient ventilation to cope with the
humidity created by such facilities. Relocating the spa into a purpose-built facility
will reduce the harm to the historic fabric and improve the character and aesthetic
of this space.

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LG.07 was partitioned in the 1990’s to create a bathroom. It is proposed that the
bathroom and partition are removed, and a new partition and lift installed. Isolating
the lift from the walls enables the cornices, dado and skirting boards to be
protected. The lift descends to the underground car park and rises through the
ground, first and to the second floor level. Its location carefully chosen to have least
impact on historic fabric as it rises through the floors. Although there is some
change to the layout of the rooms at first and second floor level, with the
installation of the fully reversible partition walls, the lift is considered to be a
reasonable requirement to provide access for all who live in or visit the property.

Ground Floor
In addition to the lift, as discussed above, and modifications to the 1990’s fittings and
partition walls in cloak room GF.03 to accommodate the lift on the ground floor is
the refitting of the existing kitchen GF.01. Drawn details have been provided to
show how existing historic features are preserved and the new fittings will be fully
reversible.

The dumbwaiter to the south east corner of the GF.01 which rises to the first floor
level, blocking a historic door way is proposed to be removed. At ground floor
level a cupboard will be installed in its place and at first floor level the door
reopened.

First Floor
The majority of the works at first floor level are updating existing bathrooms,
removing 1990’s fittings, infilling existing doorways or installing new partition walls,
all of which can be removed for full reversibility.

Along with the installation of the lift, the other alteration is the opening of the
historic doorway into L1.01 by the removal of the dumb waiter, detailed above.

The fireplace in L1.15 is proposed to be reopened and a new fireplace installed in

front of the historic fireplace, utilising the existing flue. Indicative draw details of the
proposals have been provided.

Second Floor
Similar to the first floor the majority of the works at second floor level are updating
existing bathrooms, the bathrooms are modern with no historic fittings, removing
modern fittings, infilling existing doorways or installing new partition walls, all of
which can be easily removed for full reversibility.

The existing doorways and partitions to L2.06 and L2.17 are proposed to be
removed. Along with the removal of the cupboard to L2.13 to create a new
corridor connection and improve circulation at second floor level.

22
In L2.18 removal of the 1990’s partitions and fittings creates a large room. On the
south west wall, in the location of an existing bathroom a new fitting with plumbing
and drainage is proposed.

4.5.3 Underground Garage, Gym, Pool and Spa

Design Statement for Underground Garage, Gym, Pool and Spa

by Kuechel Architects

The footprint of the newly proposed underground garage/ gym/ pool and spa
is centered on axis with the main house’s southeastern entry and facade. The
proposed underground building is to be built under the existing driveway and
large open southeast grass lawn. Its proposed location was selected because
of its proximity to the main house, ease of connection to the basement and
because its location would not disrupt any existing structures or trees. The
new structures perimeter walls are located as to avoid interfering with any of
the existing basement walls or perimeter tree roots.

The access and connection from the new underground building into the main
house is proposed to be centered directly below and under the main entrance
exterior stairs. The exterior front stone staircase will need to be temporarily
removed and rebuilt after the underground connection is made, back to its
original state. In the main house basement, one level below the front entry
portico stair, an existing closet within the mechanical plant room will need to
be opened and excavated from the outside and converted into a hallway and
stairs down to connect to the new space. The proposed lift will also require
a connecting hallway to the underground garage. Although the proposed
underground structure is designed to avoid the existing historical structure
and trees, necessary precautions will be taken to avoid the disturbance of
these. The structural drawings depict the preventative steps required to
protect the historic fabric and tree roots.

With part of the landscape design scheme being to remove the existing car
parking around the perimeter of the main house, a solution was needed to
park the cars remotely. The proposed solution is to park all cars
underground, out of sight, close to the main house while minimising the
impact to the historical structure and its surroundings. The front driveway
remains much the same with car drop off and turn-around space, but the new
turn-around space is to be slightly larger to accommodate a better vehicle
turning radius. In the middle of the turn-around is a newly proposed grass
lawn and a central low-lying stone water feature. The water feature also
doubles as a skylight to the new underground space below.

23
 The underground garage is only externally visible at one location - the vehicle
ramp. The ramp is located at an existing clearing tucked away within an
existing forest. Its footprint’s width is kept to an absolute minimum in order
to respect existing tree canopies and tree roots. The ramp materials are kept
to a simple palette of a cobblestone driving surface and rusted weathered
steel (corten) wall panels. The top perimeter of the ramp is camouflaged on
three sides with tall shrubbery in order to integrate the ramp into its
surrounding landscape.

The current gym and spa, located within the main house’s lower level does
not only provide insufficient space, but it is also causing moisture problems to
the historic house structure. This design proposes to relocate the gym and
spa, as well as a new swimming pool, and to integrate them next to the
proposed underground garage.

This solution combines both programs (garage and spa) and fits them into one
efficient and unobtrusive underground location.

Providing a purpose-built contemporary facility for modern amenities minimises the

effect on the historic fabric and significance of the house. Locating them below
ground, means that once constructed there will be minimal visual impact on the
setting of the house except for the circular pool in the south west terrace. The
minimal impact of this has detailed in the Landscape and Visual Impact Assessment
by Illman Young.

4.5.4 Outdoor Swimming Pool

Design Statement for Outdoor Swimming Pool by Kuechel

Architects

The existing in ground swimming pool, built in the 20th century, is in a state
of disrepair. The proposal is to replace the existing swimming pool with an
improved design at the same location. Next to the pool, a new terrace area
with simple and elegant steel pavilion offers a covered relaxation area. To
make sure the pool and pavilion are not seen from the main house, a heavily
landscaped perimeter surrounds the area, also creating a private relaxation
area.

The visual impact of the pavilion and pool are minimised as they have been designed
in so that the top of the pavilion is lower than the external ground level around the
house. The plantroom and other pool facilities are located below ground minimising
their visual impact on the context of the house.

24
4.6 Landscaping

Landscaping has been proposed to the site area and the estate of Bletchingdon Park.
These have been commended by Historic England as an enhancement to the
environs of the house. Construction of the new underground garage and spa will
impact the landscape, however on completion the landscape plans show how this
has been carefully thought through and how the landscape will be reinstated and
enhanced with minimum visual impact on or from the house. Further details of the
impact of the proposals upon the landscape setting are provided in the Landscape
Heritage Statement by Sarah Couch, Landscape and Visual Impact Assessment by
Illman Young, Pre-Development Tree Survey by Rupert Williams-Ellis and the
Landscape drawings and statement by Rupert Williams-Ellis.

Particular aspects of the landscape proposal to be noted are the alterations to the
existing north-west and south-west terraces, which were constructed in the 1990’s,
the new inner park pool in the south-west lawn area, the new Umbrello seat
structure proposed to the north-east edge of the lawn. Additionally, it is proposed
that the dog kennel structure is relocated and 37m of the haha wall is repaired. The
works, their materials, design and setting are further detailed in the landscaping
proposals. The great majority of the proposed interventions will have a positive
impact on the significance of Bletchingdon Park. The construction phase may cause
minor harm, however the long term benefit will not only enable management and
maintenance of the park, but will also enhance the significance by developing the
area of parkland and reinstating views.

25
5.0 ACCESS

5.1 Public Access

Bletchingdon Park is a private and enclosed location accessed by a private drive.

5.2 Pedestrian Access

Bletchingdon parkland is accessible by the public on foot. There are several public
footpaths crossing the estate.

5.3 Vehicular Access

The existing vehicle access will remain in its current location and will continue as a
private drive with no through traffic and wheeled traffic limited, as currently
arranged. A new underground garage is to be provided with an access ramp off one
of the existing vehicle tracks. Only vehicles associated with Bletchingdon Park will
be permitted access to the parking areas.

5.4 Inclusive Access

The new development will enable improved inclusive access and provisions for
disabled family members and visitors.

The new proposals will be designed to comply with Approved Document M of the
Building Regulations and The Equality Act as far as possible within the existing
context.

26
6.0 PLANNING MATTERS

6.1 Biodiversity

A biodiversity survey has been undertaken and the report is submitted with this
application. In summary there are badger sets, long-eared bat roosts, breeding birds
and reptiles within the Bletchingdon parkland. However, none of the proposals in
this application will have any adverse effects on protected species or their habitats.
Retained habitats are to be protected and site personnel will be briefed in case they
encounter any protected species during their work. There are no other species of
note in the area

6.2 Sustainability

All measures possible have been taken to incorporate energy conservation measures
into the new development bearing in the constraints of the Grade II* listed building
designation. All services will be up to date and energy efficient.

6.3 Social/Economic

Bletchingdon Park is privately owned.

6.4 Parking and Traffic

The anticipated levels of traffic and parking would not change significantly from
when the site was used by previous owners and the new provision of parking
facilities would assist in improving the setting of the existing buildings and the wider
conservation area by removing the clutter of parked cars from within the site.

6.5 Services

Mechanical and Electrical strategy drawings have been submitted with this
application. Detailed drawings of the refurbished and new bathrooms and kitchen
are provided and shown in the floor plans and elevations. Great care will be taken
to ensure that historic fabric is protected and that wherever possible, services are
carried through existing ducts. Additional routes and locations for mechanical and
electrical accessories will only be cut out where absolutely necessary.

6.6 Flood Risk

Bletchingdon Park is in flood zone 1, an area with low probability of flooding. There
are no other sources of flooding in the area and for these reasons a flood risk
assessment has not been undertaken.

27
28
7.0 HERITAGE STATEMENT

Bletchingdon Park is considered to be a designated heritage asset. The

understanding of its significance and development of the approach to the proposals
has been guided by the National Planning Policy Framework, together with the PPS5:
Planning for the Historic Environment Practice Guide.

On 24 July 2018, the Government published the National Planning Policy

Framework (NPPF). This revised Framework replaces the previous National
Planning Policy Framework published in March 2012. The NPPF supersedes Planning
Policy Statement 5: Planning for the Historic Environment (PPS5) as Government
Policy on the management of change to the Historic Environment in England,
however, the PPS5 Practice Guide remains a valid and Government endorsed
document pending the results of a review of guidance supporting national planning
policy. Whilst references to PPS5 policies in the guide are now redundant, on the
basis that the policies in the NPPF are similar and the intent is the same, the Practice
Guide is taken to remain relevant and useful in the application of the NPPF.

Taking account of the documents above, this Design and Access Statement and
Heritage Statement describes the significance of the heritage assets affected by the
proposals, and the contribution of their setting to that significance. The Statement’s
level of detail is considered to be proportionate to the importance of the heritage
asset and as much as is necessary to understand the potential impact of the proposal
on the significance of the heritage asset.

This Statement provides a summation of the matters raised in the main body of the
Design and Access Statement, as informed by the other studies submitted with this
application. As noted earlier in this document, and as per the Listing information of
Appendix A, the affected heritage asset is “Bletchingdon Park”. The extent of the
asset which is affected relates to both the internal and external fabric.

The main body of the Design and Access Statement considers the three values of
‘nature of significance’, ‘extent of the fabric that holds interest’ and ‘level of
importance of the interest’ through the parameters set out in English Heritage’s
“Conservation Principles”.

Concluding Statement:
In relation to the internal and external fabric and appearance of the buildings and
their contribution to the site of Bletchingdon Park. It is submitted that the benefits
in providing an appropriate and sustainable future use, that fits with the spirit of the
evolution of the building, as described in the proposal documents, outweighs any
loss.

29
8.0 SUMMARY

The proposals have been evaluated against the understanding of the site and are
considered to contribute positively to the Estate by preserving and enhancing its
special interest and character. The buildings are to be retained on the site and the
proposed changes will improve their character, appearance and accessibility and
conserve them for the long term.

With regard to loss or alteration of the property or features, generally there are no
highly significant losses of historic fabric or features as part of the proposed works.
Where there is loss it relates to less historic fabric and enhancement of the
property in the case of the north-west steps and benefit to accessibility for all in the
case of the lift. Much of the internal work required is modification of 1990’s fabric
and would be reversible. The management of landscaping within the site will be
improved to make a positive contribution to the special interest, character and
appearance of the area.

The addition of the underground garage and spa has little impact on the setting of
the listed building and the surrounding conservation area. The above ground
aspects of the ramped entrance, which becomes the tunnel to the underground
carpark, has been carefully considered. Its location makes use of existing roads
within the parkland and is orientated to have minimal visual impact. The edge of the
ramp is protected and concealed with both a fence and a hedge.

The remodelled outdoor pool and surrounding area will bring improvements by
removal of an unsightly 20th century addition such that the benefits will outweigh
any harm.

In conclusion it is submitted that the proposals that form this application have been
appropriately developed in relation to planning and listed building consent matters
and should be supported by the Local Authority.

30
 APPENDIX A

Listing Information

Entry Name: Bletchingdon Park

Listing Date: 26 November 1951

Grade: II*
Source: Historic England
Source ID: 1219924
English Heritage Legacy ID: 393783
Location: Bletchingdon, Cherwell, Oxfordshire, OX5
County: Oxfordshire
District: Cherwell
Civil Parish: Bletchingdon
Traditional County: Oxfordshire
Lieutenancy Area (Ceremonial County): Oxfordshire
Church of England Parish: Bletchingdon
Church of England Diocese: Oxford

BLETCHINGDON
SP51NW
2/13 Bletchingdon Park
26/11/51
GV II*
Country house, now college.1 Built 1782, by James Lewis for Arthur Arnesley, Earl
of Anglesey. Limestone ashlar, with rusticated basement; Welsh slate mansard
roof; moulded stone ashlar stacks. Central-staircase plan. Mid Georgian style.
Two storeys above rusticated basement; 5-bay front with pedimented centre making
1:3:1 fenestration. Semi-circular flight of steps in front of full-height
pedimented portico with Corinthian columns and wrought-iron railings. Late C19
double-leaf doors set in pedimented moulded stone architrave. Moulded stone
architraves with cornices to plate-glass sashes flanking door; moulded stone
architraves to mid C19 horned sashes with glazing bars. Outer bays of ground
floor have similar sashes set in semi-circular arched recesses, and with
scrolled wrought-iron balustrades to bracketed balconies. Dentilled moulded
cornice; plain parapet pierced by balustrades. Side walls each of 3-window
range: sashes with fluted pilasters set in segmental-arched recess with scrolled
wrought-iron balustrades to bracketed balconies to right; similar fenestration
to left with two semi-circular arches with blocked voussoirs below balcony.
Similar rear elevation has double-flight of steps to inset portico with two
Ionic columns in antis; tradesman's entry in basement flanked by 2-light
1
Note by Nick Cox Architects. The buildings is no longer a college, it has been a private residence since the 1990’s.
31
ovolo-moulded stone-mullioned windows; paterae to cornices of doors in portico.
Interior: hall has stone-flagged floor and marble fireplace with putti in
frieze; roundel above has Olympian plasterwork scene with fawn; decorative
dentilled cornice; similar cornices over architraves with panelled reveals to
panelled doors. Room to left has fine Adam-style fireplace with urns;
centre-left room has similar fireplace with putti and panelled walls with vine
trails, and frieze with scrolled leaf decoration and laurel wreaths; fine
Adam-style plasterwork ceiling with garlands and fans; moulded cornices with
paterae over doors. Similar Adam-style decorated room to rear left, Central
stair-hall has half-turn staircase with landings, C20 scrolled wrought-iron
balustrade and fine C20 Adam-style plasterwork. Room to right has panelled walls
with reeded architraves, Corinthian screen and late C18 grate to fireplace.
First floor has moulded plaster cornices, late C18 fireplaces with decorative
friezes, and cast-iron fire grates to left. Panelled doors and moulded
architraves to fireplace in attic, which also has glazed umbrella dome lighting
stairs, Cellar has kitchen fireplace dated 1786.2
(Buildings of England: Oxfordshire: p476; VCH: Oxfordshire: Vol VI, p57j
National Monuments Record; H.M.Colvin, A Biographical Dictionary of British
Architects: 1600-1840: 1978, p518)
Listing NGR: SP5053318026

2
Note by Nick Cox Architects. This is understood to have been removed between 1968 and 1994 when the house
was used by various institutions.
32
Entry Name: Bletchingdon Park, Icehouse Approximately 132 Metres
West of Bletchingdon Park

Listing Date: 26 February 1988

Grade: II
Source: Historic England
Source ID: 1220005
English Heritage Legacy ID: 393786
Location: Bletchingdon, Cherwell, Oxfordshire, OX5
County: Oxfordshire
District: Cherwell
Civil Parish: Bletchingdon
Traditional County: Oxfordshire
Lieutenancy Area (Ceremonial County): Oxfordshire
Church of England Parish: Bletchingdon
Church of England Diocese: Oxford

BLETCHINGDON
SP51NW
2/16 Bletchingdon Park, icehouse approx. l32m W of Bletchingdon Park
GV II
Icehouse. Date 18193 inscribed over inner door, Squared and coursed limestone
walls to tunnel in front of inner door to icehouse, which is of brick with domed
roof.

Listing NGR: SP5037918015

3
Note by Nick Cox Architects. This is understood to be the date of restauration of the Ice House. Its origin appears
to be older as a structure at the same location is shown on the early 18th century tithe map.
33
Entry Name: Bletchingdon Park, Pump House Approximately 112 West
North West of Bletchingdon Park

Listing Date: 26 February 1988

Grade: II
Source: Historic England
Source ID: 1291249
English Heritage Legacy ID: 393785
Location: Bletchingdon, Cherwell, Oxfordshire, OX5
County: Oxfordshire
District: Cherwell
Civil Parish: Bletchingdon
Traditional County: Oxfordshire
Lieutenancy Area (Ceremonial County): Oxfordshire
Church of England Parish: Bletchingdon
Church of England Diocese: Oxford

BLETCHINGDON
SP51NW
2/15 Bletchingdon Park, pump house approx. 112m WNW of Bletchingdon Park
GV II
Pump house. Early/mid C19. Squared and coursed limestone; conical thatch roof.
Stone lintel over C20 door; 2-light windows below eaves.

Listing NGR: SP5040818067

34
Entry Name: Second Ice House Approximately 460 Metres to North
West of Bletchingdon Park4

Listing Date: 16 September 1991

Grade: II
Source: Historic England
Source ID: 1211233
English Heritage Legacy ID: 395765
Location: Bletchingdon, Cherwell, Oxfordshire, OX5
County: Oxfordshire
District: Cherwell
Civil Parish: Bletchingdon
Traditional County: Oxfordshire
Lieutenancy Area (Ceremonial County): Oxfordshire
Church of England Parish: Bletchingdon
Church of England Diocese: Oxford

BLETCHINGDON
BLETCHINGDON PARK
SP 51 NW
2/26
2nd Ice House approx. 460 metres to N. W of Bletchingdon Park - II Ice house.
Early C19. Squared coursed limestone walls to entrance
tunnel in front of doorway to icehouse which is of brick with a domed
roof.

Listing NGR: SP5019218092

4
Note by Nick Cox Architects. The location is approximately 460 metres North North West of Bletchingdon Park.
The location was mixed up with the Ice Well alias Plunge Pool.
35
Entry Name: Ice Well Approximately 350 Metres North North West of
Bletchingdon Park5

Listing Date: 16 September 1991

Grade: II
Source: Historic England
Source ID: 1290125
English Heritage Legacy ID: 395766
Location: Bletchingdon, Cherwell, Oxfordshire, OX5
County: Oxfordshire
District: Cherwell
Civil Parish: Bletchingdon
Traditional County: Oxfordshire
Lieutenancy Area (Ceremonial County): Oxfordshire
Church of England Parish: Bletchingdon
Church of England Diocese: Oxford

The following building shall be added:-

BLETCHINGDON PARK
SP 51 NW
2/27
Ice Well approx. 350 metres N.N.W. of Bletchingdon Park - II Well. Early C19.
Circular plan. Limestone ashlar walls and domed roof.
Front has stepped stone walls meeting and forming flat arch over
entrance which has a semi-circular head and reveals recessed far door
now missing. Side walls have small circular windows with moulded stone
surrounds. Interior walls lined in ashlar with moulded stone cornice.
Stone steps lead down to water level.

Listing NGR: SP5013618288

5
Note by Nick Cox Architects. This is understood to be a Plunge Pool and is referred to as ‘Plunge Pool’ throughout
the planning application documents. The Location is approximately 350 metres North West to Bletchingdon Park.
36