Conditions / Refusal Reasons
That the proposal would be contrary to policies G1, G2, EN1, EN4 and H1 of the Oxfordshire Structure Plan, policies G1, G3, G5, G8, C1, C2, C6, H6 and H18 of the adopted South Oxfordshire Local Plan, policies G1, G2, G4, G6, D1, C1, C2, C4 and H6 of the South Oxfordshire Local Plan 2011 Second Deposit Draft 2003 and advice in the Council's South Oxfordshire Design Guide. The site extends to some 0.8 ha and lies in a backland location to the rear of properties in Rotherfield Road and outside the main built up limits of Henley-on-Thames. The site is highly prominent when viewed from Harpsden Valley and Harpsden Woods which lie within the Chilterns Area of Outstanding Natural Beauty. The proposal to demolish the existing low key bungalow and erect three substantial five bedroom dwellings and garages on the site would constitute an inappropriate and unacceptable form of development that would consolidate residential development beyond the built up limits of Henley, would be prominent and intrusive in views from the Chilterns Area of Outstanding Natural Beauty and which would have a form, density and layout that would appear totally out of keeping with its surroundings, detracting from the spacious, sylvan character and visual amenities of Rotherfield Road.
That the proposal would be contrary to policies G1 and G8 of the adopted South Oxfordshire Local Plan, policies G2 and G6 of the South Oxfordshire Local Plan 2011 Second Deposit Draft 2003 and advice in the Council's South Oxfordshire Design Guide. Having regard to the size and massing of the proposed dwellings and the proximity of the dwelling on plot 1 to the rear boundaries of Orchard House and The Rise, the proposed dwellings would be seriously detrimental to the outlook enjoyed by neighbouring properties by virtue of their overbearing and obtrusive appearance. Furthermore, the additional traffic generated by the proposal that would use the access would result in unacceptable noise and disturbance to the occupiers of Orchard House and number 15 Rotherfield Road.
That the proposal would be contrary to policies G8 and C16 of the adopted South Oxfordshire Local Plan and policy C10 of the South Oxfordshire Local Plan 2011 Second Deposit Draft 2003. It is considered that the proposed widening of the access drive and the erection of a brick wall along the boundary of the access with Orchard House is likely to threaten the future well being and longevity of trees located within neighbouring properties which contribute to the visual amenities of the area.
That the proposal would be contrary to policy CON 7 of both the adopted South Oxfordshire Local Plan and the South Oxfordshire Local Plan 2011 Second Deposit Draft 2003 in that the erection of three substantial dwellings and garages would detract from the spacious, sylvan setting of number 9 Rotherfield Road, a grade II Listed Building.
That the proposal would be contrary to Policy G8 of the adopted South Oxfordshire Local Plan, policy G6 of the South Oxfordshire Local Plan 2011 Second Deposit Draft 2003 and advice contained in the South Oxfordshire Design Guide. The proposed dwellings do not have a simple, traditional appearance but are grand and imposing with inappropriate design features including flat roofs. Furthermore, no information has been submitted to indicate how the design of the proposed dwellings has been informed by the site or its location.
That notwithstanding the fact that the proposal would fundamentally conflict with the Council's Housing and Countryside policies, the scheme would also be contrary to policy H7 of the adopted South Oxfordshire Local Plan and policies H7 and H9 of the South Oxfordshire Local Plan 2011 Second Deposit Draft 2003. The proposals do not include the provision of any affordable housing or any contribution to affordable housing on another site and do not provide the required housing mix in terms of the need for smaller two bedroom dwellings.
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