Coates House
Freehaus were appointed to undertake a preliminary study to tease out potential development opportunities at Coates House, Winchcombe.
Its purpose was to explore possibilities diagrammatically, to facilitate the client’s decision as to what kinds of development would be viable to explore further. The study provided a robust basis for the client to commission a cost appraisal, market appraisal and pre-planning consultation.
Coates House is a modest two storey building on a corner site in the historic town of Winchcombe, containing a local auction house and a small flat above. The town centre reflects the distinctive Cotswolds vernacular, whereas the Coates House building itself is very much out of character with the town, being made unusually from red brick.
The existing buildings do not make the best use of the site, presenting the potential to accommodate more massing given the precedent of three storey buildings in the vicinity. However, the site is highly constrained to two sides, meaning Rights of Light to neighbouring properties had to be considered.
Development in Winchcombe is subject to a number of interlinked policy constraints owing to its location in both picturesque Cotswolds AONB, but also forming part of a key town in the area, presenting the potential constraint that existing commercial use may need to be re-provided, whereas if residential function is proposed, amenity space provision would be key to viability. It is also on the boundary of the Winchcombe Town Conservation Area, bringing extra scrutiny to any proposals, but also a potential opportunity to enhance the setting, as the existing buildings themselves sit just outside the boundary.
There were two key moves available to the client: development within the site boundary, or acquiring the adjacent cottage, which would enable more flexibility in the quantity of development. Incrementally increasing the level of development was explored, each carrying their own level of risk (Planning as well as financial return). In addition, initial material approaches appropriate to the setting, and opportunities to consider the overarching sustainability and civic role of the development were explored to provide the client with a holistic understanding of the potential of their site.
Tags: Rural
