Description
Partial demolition and rebuilding of stable building to form office and erection of four new dwellings (as amended by drawing no.884-1001H, 884-1535D, 884-1536B and 884-1537D accompanying letter from Agent dated 22 January 2008).
Conditions / Refusal Reasons
The proposed office use within the existing stable involves considerable demolition and major reconstruction of the building. The proposal, due to the extent of the works to the building would also fail to maintain the fabric and essential character of the building. As such this element of the proposal would fail to comply with Policies G2, G6, D1 and E8 of the South Oxfordshire Local Plan 2011 and guidance contained within PPS7.
A Grade I listed building (Church Farm barn) is located within a prominent position within the application site. In addition, the site lies adjacent to St Margaret's Church and Church Farmhouse, which are Grade I and Grade II listed buildings respectively. The proposed residential and office development, due its siting, design, height, bulk, massing and domestic character and appearance would harm the setting of the listed buildings contrary to Policy CON5 of the South Oxfordshire Local Plan 2011 and guidance contained within PPG15 and the South Oxfordshire Design Guide 2000.
The application site comprises a range of traditional and modern agricultural buildings, which are located in a prominent position adjacent to open agricultural land on the northern edge of Lewknor. The site also lies within Lewknor Conservation Area. The proposed residential and office development, due to its siting, size, design, height, bulk, massing and domestic character and appearance would detract from the rural character and appearance of the site and surrounding area and the landscape setting of this edge of the settlement. In addition the proposed development would fail to preserve or enhance the character and appearance of the conservation area. As such the proposal would be contrary to Policies G2, G4, G6, C1, C4, CON6, CON7, D1, H4, H5, E5 and E8 of the South Oxfordshire Local Plan 2011 and guidance contained within PPS1, PPS3, PPS7, PPG15, the South Oxfordshire Design Guide 2000 and the South Oxfordshire Landscape Assessment.
House 1 would be sited in close proximity to the boundary with Church Farmhouse. The proposed dwelling, due to its siting, size, design, height, bulk and massing would cause an overbearing effect on and overlooking to Church Farmhouse to the detriment of the amenity of its occupiers. In addition the cramped relationship between the two dwellings would adversely affect the amenity of the future occupiers of House 1. As such the proposal is contrary to Policies G2, G6, D4 and H4 of the South Oxfordshire Local Plan 2011.
The development fails to provide an appropriate scheme of works or on and off-site mitigation measures to accommodate the impact of the development on local infrastructure, services, or amenities. Specifically the proposal fails to provide for improvements to local public transport services. As such the proposal is contrary to government advice, and Policies G3 and T3 of the Oxfordshire Structure Plan 2016 and D11 of the South Oxfordshire Local Plan 2011.
The proposed development fails to make the most efficient use of the land in respect of the number of units. Furthermore the site would be capable of supporting a net gain of five or more dwellings thereby requiring the provision of affordable housing. As such the proposal is contrary to Policies G5, D11, H8 and H9 of the South Oxfordshire Local Plan 2011 and guidance contained within PPS1 and PPS3.
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