Planning Application Details

That the existing wet and dry boat houses are low key traditional and functional structures that are located beyond the confines of Shiplake in open countryside. The proposal to demolish the existing boat houses and erect a new wet boat house with residential accommodation at first floor level would result in a larger, higher and more prominent structure that would detract from the rural unspoilt character of this part of the river which lies within an Area of Great Landscape Value and extend development into the countryside. In this respect the proposals would be contrary to Policies G1, G3, G5, G8, C3, C4 and H6 of the adopted South Oxfordshire Local Plan and Policies G2 G4, G6, C1 and H6 of the South Oxfordshire Local Plan 2011 second deposit draft 2003.

That the proposed first floor living accommodation which incorporates glazing and balcony features to the front and rear elevations would constitute an unneighbourly form of development that would overlook the private garden areas of Riverside Cottage and The Studio and seriously detract from the occupiers' enjoyment of these properties. As such the proposals would be contrary to Policy G1 of the adopted South Oxfordshire Local Plan and Policy G2 of the South Oxfordshire Local Plan 2011 second deposit draft 2003.

That the site lies in an area liable to flood and as submitted the proposal may increase the flood risk to people and property on the site and in the surrounding area. Insufficient information has been submitted to show that the flood risk issue has been satisfactorily investigated and addressed. As such, the proposals would be contrary to Policy G16 of the adopted South Oxfordshire Local Plan and Policy EP5 of the South Oxfordshire Local Plan 2011 second deposit draft 2003.

That the existing boat house is likely to be used by a bat population which are a protected species. The application is not accompanied by a bat survey and no mitigation measures have been put forward that would indicate how the bats would continue to be protected. In the absence of such information the proprosals would be contrary to Policy C14 of the adopted South Oxfordshire Local Plan and Policy C8 of the South Oxfordshire Local Plan 2011 second deposit draft 2003.