Location; Thugarton
Completion Date; Ongoing
The proposed scheme for the redevelopment of the R91 Building site in Nottinghamshire reflects a careful and considered transformation of a disused former animal research facility into a sustainable residential development. The application seeks approval for the demolition of the existing R91 structure and the erection of five new dwellings, alongside a new shared site access, associated landscaping, and a change of use to residential. The site is well-screened by mature trees and sits just outside the Conservation Area. Despite its proximity to several designated heritage assets, including a Grade I listed Church and a Grade II* Priory, the site’s visual containment ensures that its redevelopment offers the opportunity for positive change with minimal impact on the surrounding context.
R91
The site has a long and complex history. Originally used by Boots for research purposes under Use Class E(g)(ii), the building has been out of use for many years, with a succession of unsuccessful planning attempts to either repurpose or replace it. In 2023, an earlier proposal for five dwellings on the site was withdrawn following concerns raised by both the Conservation Officer and the local parish council. Criticisms included the proposed suburban form, which was deemed inappropriate within the rural setting, and issues surrounding heritage impact, pedestrian access, and flood risk. This new application responds directly to those concerns with a reimagined approach rooted in contextual design, architectural clarity, and environmental sensitivity.
A key element of the revised design strategy was the adoption of a rural, farmyard-inspired typology. Drawing upon local vernacular principles, the new scheme organises four of the proposed dwellings around a central courtyard in the manner of traditional agricultural steadings, with a fifth ‘farmhouse’ dwelling positioned independently at the site’s edge. This arrangement not only mitigates visual impact but also draws on the familiar rural language of clustered buildings with a clear hierarchy and legibility. The courtyard concept ensures that built form is consolidated rather than scattered, helping to preserve openness elsewhere on the site while improving neighbourliness and spatial definition.
Extensive consultation has informed the evolution of the proposal. Meetings with planning and conservation officers from Newark and Sherwood District Council in June 2024, as well as discussions with Thurgarton Parish Council, demonstrated broad support for the revised scheme. Feedback praised the reduction in ridge heights, the restrained architectural language, and the rural typology that better reflects the village context. Suggestions were made to explore more varied single-storey forms to better reference stables and haybarns, which were investigated but ultimately set aside in favour of design coherence. The planning team opted to maintain a consistent architectural expression to avoid the dilution of the core farmstead concept.
Materiality has been fundamental to the design process. The proposal employs a limited and locally responsive palette that reinforces the rural aesthetic. Two-storey volumes are clad in vertically aligned timber that will weather naturally to a silvered tone, recalling the appearance of traditional barns. In contrast, the single-storey elements—conceived as stables and outbuildings—are constructed using red brick and roofed in rosemary tiles. These elements provide a base and visual grounding to the composition while adding subtle variation in massing and texture. In order to reduce the environmental impact of construction, salvaged bricks from the demolition of the existing R91 Building will be repurposed to construct gabion retaining walls on the site’s western edge.
Access and connectivity have also been comprehensively addressed. A new vehicular access point is proposed from Priory Road, entering through a lightly vegetated area and requiring the removal of only a single Category U tree and a small section of hedgerow. This has been carefully sited to provide optimal visibility in both directions, improving safety while minimising landscape disruption. Additionally, an informal pedestrian route is planned through the existing trees between the development and Priory Road, removing the current reliance on walking along the narrow roadside verge and offering an enhancement over current conditions.
Sustainability and ecological enhancement are embedded throughout the scheme. The development is designed to reduce surface water runoff by replacing large areas of impermeable hardstanding with permeable surfaces and integrating a comprehensive SuDS (Sustainable Drainage System). A new attenuation pond is proposed, and detailed drainage strategies have been prepared to satisfy planning policy and community concerns, including those raised about the effectiveness of past developments within Thurgarton. Biodiversity is supported through the retention of mature trees and hedgerows, the introduction of new native planting, and the creation of wildlife-friendly scrubland within the landscape framework.
The proposed dwellings themselves are conceived with a clear hierarchy and strong visual identity. The architectural form and layout are carefully proportioned, with each home contributing to the overall composition while enjoying its own privacy and character. Design measures such as hit-and-miss timber detailing, minimal fascia and barge board treatments, and black estate railings reinforce the agricultural design language. Private spaces are enclosed with hedgerows rather than high fencing to maintain a soft edge, and surface treatments on the driveways include textures reminiscent of pig slats—adding both functional and conceptual richness to the overall scheme.
The design process has been iterative and collaborative, balancing contemporary aspirations with contextual appropriateness. The design team has paid particular attention to heritage matters, ensuring that the setting of the nearby listed buildings is preserved and, where possible, enhanced. While the development lies outside the Conservation Area boundary, its proximity necessitated a thoughtful and restrained approach that builds upon feedback from previous applications. The result is a scheme that aligns with both the Thurgarton Neighbourhood Plan and Newark and Sherwood District Council’s Core Strategy, delivering rural housing in a sensitive and sustainable manner.
This proposal represents not only a physical transformation of a long-neglected site but also a conceptual reimagining of what contemporary rural development can achieve. It takes a redundant and visually intrusive facility and proposes a design rooted in place, informed by local character, and driven by an ethos of simplicity, quality, and long-term environmental value. At a time when the pressures on rural communities and landscapes are growing, the project offers a model for how design-led development can make a positive and lasting contribution. The application is currently under review by the planning department, and if approved, it will mark the beginning of a new chapter for this prominent but underutilised site—transforming it from a relic of past industry into a meaningful part of Thurgarton’s evolving residential landscape.
GALLERY
