Conditions / Refusal Reasons
That the existing wet boathouse is a low key traditional and functional structure that is located beyond the confines of Shiplake in open countryside. The proposal to demolish the existing boathouse and erect a new wet boathouse with residential accommodation at first floor level would extend development into the countryside, would result in a more intrusive structure with inappropriate large rooflights and would detract from the unspoilt rural character of this part of the river which lies within an Area of Great Landscape Value. In this respect the proposal 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, C3 and H6 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.
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