Planning Application Details

That in the opinion of the Local Planning Authority the A E Hobbs served as an important local community facility through its use as a public house and as a meeting place for local community groups. The application fails to demonstrate that the property is no longer viable as a public house in accordance with the Council's Community Facility Viability Assessment. As such therefore the re-development of the site for residential purposes would be contrary to the provisions of the Council's adopted South Oxfordshire Local Plan, particularly policy CF2.

That the area of the site exceeds 1 acre in area and there is no provision in the proposed development for 25% of the dwellings to be affordable housing. The development would therefore be contrary to the provisions of the Council's adopted South Oxfordshire Local Plan, particularly policy H7.

That having regard to the low density of the development and the fact the scheme only comprises 4/5 bedroom houses, the proposal fails to have regard to advice contained in Planning Policy Guidance Note 3 : Housing, in respect of maximising the use of previously developed land and encouraging mixed development and would be contrary to the provisions of the Oxfordshire Structure Plan 2011, particularly policy H3.

That the proposal would result in the loss of trees covered by a tree preservation order and would threaten the long term retention of other trees on the site also covered by a tree preservation order. The loss of trees which contribute significantly to the visual amenity of this part of Henley-on-Thames would seriously detract from the character and appearance of the area and would be contrary to the provisions of the Council's adopted South Oxfordshire Local Plan, particularly policies C17 and G8.

That having regard to the layout of the proposed dwellings, the site's elevated position in relation to Valley Road and to the proximity of the proposed dwellings to the boundary of the site with properties in Greys Road, the proposal would result in an unneighbourly form of development which would fail to provide adequate standards of privacy and residential amenity both for the occupiers of the proposed dwellings and existing dwellings in the locality. Therefore the development would be contrary to the provisions of the Council's adopted South Oxfordshire Local Plan, particularly policies H4 and H11.