Planning Application Details

The Development Plan identifies appropriate locations for new residential development. Proposals for isolated dwellings in the open countryside will not be permitted. The erection of a dwelling on this open field in the countryside would be contrary to structure and local plan policies in that it would be an unsustainable form of development and would detract from the rural character of the area. As such the development would be contrary to Structure and Local Plan policies in that it would detract from the rural character of the area. As such the development is contrary to advice contained in PPG3 "Housing", PPS7 "Sustainable Development in Rural Areas" Policies G1, G2, G3, G5, T1, EN1, EN2, EN3 and H1 of the adopted Oxfordshire Structure Plan 2011, Policies G1, G2, G3, G4, G5, G6, G8, G9, G10, R3, H1, H6, H7, H11,T3 of the adopted South Oxfordshire Local Plan and Policies G1, G2, G3, G4, G5, G6, C1, C5, C7, D1, D5, D10, H1, H3, H6, H7, H8, H9, H14, R2, T1 of the South Oxfordshire Local Plan 2011 Second Deposit Draft. In this case, there no overriding circumstances to justify making an exception to established planning policy.

That notwithstanding refusal reason 1 above, had the site been considered appropriate for development a comprehensive development plan for plots 1- 215 would be required to ensure that the development makes an efficient use of land and adequate provision is made for infrastructure, services, access, affordable housing and landscaping. In this case the proposal would represent piecemeal development; the application lacks any information on the development on plots 1 - 215 and can not be assessed properly in isolation. As such the proposal would be contrary to the advice contained within PPG3 Housing, PPS7 "Sustainable Development in Rural Areas" to Policies G1, G2, G3, G4, G5, G6, G8, G9, G10, R3, H1, H6, H7,H11, T3 of the adopted South Oxfordshire Local Plan and Policies G1, G2, G3, G4, G5, G6, C1, C5, D1, D5, D10, H1, H3, H6, H7, H8,H9, H14, R2, T1 of the South Oxfordshire Local Plan 2011 Second Deposit Draft.

The site lies in an Area of Great Landscape Value, within a repair landscape of the River Thames Corridor character area as described in the South Oxfordshire Landscape assessment. It forms part of a large field that comprises a flat and open area that has become denuded as a result of modern farming practices. Field hedges to the road boundaries are relatively low and gappy allowing clear views across the site as a whole. The location plan accompanying the application implies a sub-urban form and layout of development which would be out of keeping with the character of the area. The provision of dwelling on this site would cause significant and considerable harm to the open and rural character of the area and set a precedent for further development on the field as a whole contrary to Policies G1, C3 and H6 of the adopted South Oxfordshire Local Plan and Policies G2, C4 and H6 of the South Oxfordshire Local Plan 2011 Second Deposit Draft.

That the comprehensive redevelopment of the field as a whole, as indicated on the location plan accompanying the application, would involve the loss of a 20 hectares of Grade 2 agricultural land contrary to policies G1, C1 and C7 of the adopted South Oxfordshire Local Plan and Policies G1, G2, C1 and C5 of the approved South Oxfordshire Local Plan 2011 Second Deposit Draft.

That the District Council have allocated sufficient land for housing development to ensure that the housing provisions of the Structure Plan are met. If the field as a whole were developed in the way shown on the location plan accompanying the application, these provisions would be significantly exceeded contrary to Policy H1 of the adopted South Oxfordshire Local Plan and the South Oxfordshire Local Plan 2011 Second Deposit Draft.

That development of the field as a whole, as indicated on the location plan accompanying the application, represents an unsustainable form of development in transportation terms that would involve a significant increase in traffic movements by private car. As such, the proposal would be contrary to Policy G1 of the adopted Oxfordshire Structure Plan, Policies G1 and G10 of the adopted South Oxfordshire Local Plan and Policies G2 and T1 of the approved South Oxfordshire Local Plan Second Deposit Draft.