Conditions / Refusal Reasons
The proposed development is located on a burgage plot within the Henley Main Conservation Area. The proposed development, due to its siting, design, size, bulk and height, would fail to preserve the character and appearance of the Conservation Area and the open character and historic integrity of the burgage plot. As a result, the proposal would be contrary to Policies G2, G6, D1, H4, CON7 and CON10 of the South Oxfordshire Local Plan 2011 and guidance contained within the South Oxfordshire Design Guide 2000 and PPS1 and PPG15.
The application site forms part of the undeveloped curtilage of Longlands House, which is a Grade II* listed building. The site is also immediately adjacent to the Grade II listed Almshouses immediately to the east. The proposed development, due to its siting, design, size, bulk and height would result in an inappropriate form of development, and an overdevelopment of the site, which would detract from the setting of the adjacent listed buildings. As such the proposal fails to accord with Policy CON5 of the South Oxfordshire Local Plan 2011 and guidance contained within PPG15.
The proposed development, due to its siting, design, size, bulk and height, would have an overbearing effect on and cause overshadowing to the neighbouring properties immediately to the north and east of the application site to the detriment of the amenity of the occupiers of these properties. The proposed development would also result in overlooking to neighbouring occupiers to the north. As a result, the proposal would be contrary to Policies D4 and H4 of the South Oxfordshire Local Plan 2011 and guidance contained within the South Oxfordshire Design Guide 2000.
The proposed development would fail to provide any private amenity space for the occupiers of the proposed flat and would also reduce the available external amenity space for Longlands House to an unacceptable degree should this property be converted to a single dwelling following the grant of planning permission P07/E0735. As such the proposal would be contrary to Policies D3 and H4 of the South Oxfordshire Local Plan 2011 and guidance contained within the South Oxfordshire Design Guide 2000.
The proposed development would be close to existing trees within the curtilage of Longlands House. These trees make an important contribution to the environmental quality of the area and the character and appearance of the wider Conservation Area. Insufficient information has been submitted by the applicant to demonstrate that the development would not result in a threat to the long term retention of the adjacent trees. As a result the proposal fails to accord with Policies G2, G6, C9, CON7, D1, and H4 of the South Oxfordshire Local Plan 2011, and guidance contained in the South Oxfordshire Design Guide 2000.
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