Conditions / Refusal Reasons
That the proposal introduces backland development to the site which is out of character with the immediate environment. By virtue of the siting, height, scale, bulk, mass and extent of built form the development is incongruous and will be out of character with the existing settlement pattern. There is inadequate space for landscaping and the development will be dominated by hard structures including the access road and parking. The development will be visually intrusive, fail to respect local distinctiveness, will adversely affect the character of the area and is inappropriate in relation to the setting of the frontage dwelling, the site and its surroundings. The proposal is contrary to PPS1, PPS 3, South Oxfordshire Local Plan Policies G6, H4, H8, D1 and the South Oxfordshire Design Guide.
The site and its immediate surroundings are distinctive within Didcot and provide a type of property that cannot be found elsewhere in the town. The proposal and cumulative impacts would result in the loss of this type of property undermining the mix of housing provision in Didcot contrary to PPS1, PPS 3 and South Oxfordshire Local Plan Policy H7.
That the proposed development will detrimentally affect the amenities of the neighbouring properties by virtue of visual intrusion, overdominance, noise and disturbance, overlooking and light pollution, contrary to South Oxfordshire Local Plan Policies H4, D3, D4, EP4 and the South Oxfordshire Design Guide.
The juxtaposition of development in relation to protected trees , in particular plots 1 and 3, will compromise the living conditions and amenity of those residents leading to pressure for removal of those trees, which are important landscape features in the local scene. The proposal is therefore contrary to South Oxfordshire Local Plan Policies H4, D1 and C9.
The arboricultural report does not relate specifically to this development and the application does not prove that the development would not cause long term damage to the surrounding protected trees. As such the development would be likely to result in harm to the longevity and health of these trees contrary to South Oxfordshire Local Plan Policies H4, D1 and C9.
That notwithstanding the loss of this type of housing referred to in Reason 2 the scheme fails to provide a mix of housing that meet the needs of current and future households, contrary to South Oxfordshire Local Plan Policy H7.
That the application does not incorporate appropriate provision for infrastructure and services, for biodiversity and recreation in particular. The proposal is therefore contrary to South Oxfordshire Local Plan Policies C6 and D11.
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