Conditions / Refusal Reasons
The Development Plan identifies appropriate locations for new residential development. Within Green belts replacement dwellings should not be materially larger than the dwellings they replace. The replacement of existing dwellings may be acceptable in certain cases subject to strict criteria; that the use has not been abandoned; the property has no historic merit; the proposed dwelling is no greater in volume than the existing dwelling; the impact would not be any greater than the existing dwelling on the character of the site and area; and the siting, design and materials are in keeping with the locality (Policy H16 SOLP, H12 SOLP 2011). In this case, Cuddesdon is located within the Oxford Green Belt and is identified as a location where new housing will not be permitted because there are insufficient services and facilities to accommodate growth (Policy H6 SOLP 2011). The proposed replacement dwelling is significantly larger than the existing building in terms of scale, bulk and volume and would represent a cramped form of development that would detract from the visual amenities of the area and the openness of the Green Belt. As such the proposal would be contrary to the advice contained in Planning Policy Guidance Note 2 Green Belts, Policies G1 and G4 of the Oxfordshire Structure Plan 2011, Policies G1, G8, C3 and GB2 of the adopted South Oxfordshire Local Plan and Policies G2, GB2 and H12 of the South Oxfordshire Local Plan 2011 Second Deposit (Draft).
That, having regard to the siting of the proposed dwelling and its relationship to 32 and 34 High Street the proposal would not meet the minimum window to window distance between properties and would result in mutual overlooking to the detriment of the residential amenities of occupants of the proposed dwelling and numbers 32 and 34 High Street. As such the proposal is contrary to Policy H11 of the adopted South Oxfordshire Local Plan and Policy D4 of the South Oxfordshire Local Plan 2011 Second Deposit Draft and to the advice contained in Policy BP5 of the South Oxfordshire Design Guide.
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