Listed building repairs at Minchery Farm Club Minchery Farm Lane, Oxford

What was proposed

The application sought external and internal alterations, including removing modern material, urgent repairs, ventilation improvements and structural opening-up works.

“Proposal External and internal alterations to include, removal of modern fittings, fixtures, and partitions; the stripping back of incompatible modern finishes; urgent repair works to improve the weather-tightness and ventilation of the building; and targeted structural opening-up works.”

Officer report

The site and building

The works concern a Grade II* listed farmhouse in the Ozone Leisure site, with 15th-century origins and surrounding hotel, car park and roads.

“This application concerns the Grade II* listed Minchery Farmhouse building, which is located in the south-western corner of the Ozone Leisure site, to the north of Grenoble Road, on the southern edge of the city.”

“The listed building has 15th-century origins and comprises the only surviving (above ground) element of the medieval Benedictine priory founded in Littlemore in the 12th century. Rectangular in planform and oriented north-south, the listed building sits within a garden plot that includes areas of lawn (currently unmaintained) to the east and west sides.”

Officer report

Earlier use and applications

The building was last used as a public house before closing in 2013, and earlier applications included alterations, access works and a temporary marquee.

“Erection of a marquee for use as part of public house for a temporary period until 30 June 2012 Ref. No: 10/03392/FUL | Status: TEM”

“Variation of condition 1 of planning permission 10/03392/FUL to extend the temporary permission for the marquee until the 30th June 2013. Ref. No: 12/01241/VAR | Status: Approved…”

Officer report

What officers recommended

Officers recommended approval because the works would support investigation, drying, urgent repairs and long-term preservation, subject to listed building conditions.

“(a) Approve the application for the reasons given in the report and subject to the recommended listed building conditions set out in section 12 of this report, grant listed building consent and…”

“This report considers the impact of proposed interventions to the Grade II* listed Minchery Farmhouse (NHLE ref. 1047672), including: the removal of modern fixings, fittings and partitions; the removal of impermeable finishes and redundant service installations; targeted opening up works at junctions to allow for structural assessment; interim works to improve weathertightness and ventilation of the building; and localised propping.”

Officer report

Heritage impact

Officers identified less than substantial harm from some removals and opening-up, but considered it justified and outweighed by heritage benefits.

“The opening up works proposed at fabric junctions is likely to result in the localised loss of some significant fabric, such as historic lathe and plaster. However, the works are confined to discreet locations specified by the structural engineer and have been kept to the minimum required to enable proper inspection of the building’s structural condition and the specification of necessary repairs.”

“Whilst Officers have identified that aspects of the proposals would result in less than substantial harm to the Grade II* listed Minchery Farmhouse, each element that would cause harm has been clearly and convincingly justified, and the benefits of the proposals to the significance of the listed building would clearly outweigh the less than substantial harm caused.”

Officer report

Consultation responses

Historic England and heritage groups supported the works, archaeology officers had no objection, and eight public responses supported the application.

“The works to the farmhouse to better protect the listed building, are, in our view, a heritage related public benefit applicable to the weighing exercise of paragraph 215 of the National Planning Policy Framework. Nonetheless the fact that these applications are not in a position to set out a more comprehensive repair and sustainable long- term use for the building so it can be removed for the heritage at risk register is not ideal.”

“Eight responses were received, all of which were in support of the listed building Consent application. All eight comments noted the heritage significance of the listed building. They also noted its importance to the local community, disappointment that it has fallen into such a state of disrepair, and support of proposals that would help bring it back into use.”

Officer report

What was presented

The planning officer presented the site and proposal, including the building’s vacancy, heritage risk, proposed repairs and relationship to the wider redevelopment.

Members’ questions

Committee members asked questions about the application, and officers provided answers.

“The Committee asked questions about the details of the application which were responded to by officers.”

Minutes

The committee vote

The committee voted to accept the officer’s recommendation to approve the application.

“On being proposed, seconded, and put to the vote, the Committee agreed with the officer’s recommendation to approve the application for the reasons set out in the report.”

Minutes

The decision

The committee granted listed building consent subject to the recommended conditions and delegated authority to finalise them.

“The Oxford City Planning Committee resolved to: 1. Approve the application for the reasons given in the report and subject to the recommended listed building conditions set out in section 12 of this report, grant listed building consent and 2.”

Minutes