Description
Demolition of existing industrial buildings & erection of 99 dwellings & apartments together with open space, and underground parking and access. (As amplified by drawings accompanying letter from Applicant dated 12 November 2007 and amended by drawings 2097 100,104,105,107,115,118,120 P3 accompanying letter from Applicant dated 17 December 2007and updated Flood Risk Assessment received 7th January 2008).
Conditions / Refusal Reasons
That the loss of the employment land would be detrimental to the balance of employment and housing uses within the area thereby undermining the objective of sustainable communities contrary to South Oxfordshire Local Plan Policies G1, E6 and D5. The application does not demonstrate that other employment or mixed uses have been reasonably explored.
That having regard to the excessive scale, mass, bulk and extent of built development together with the lack of landscape framework, inadequate space for landscaping and amenity space, and the inappropriate design details, the proposed development would be overbearing, intrusive and out of character in relation to the surrounding area and within the site. The proposal fails to reinforce local distinctiveness and will result in a cramped environment and an overdevelopment of the site detrimental to the character and visual amenities of the area. The proposal is therefore contrary to South Oxfordshire Local Plan Policies G2, G6, D1, D2, D3, D4, H8 and the South Oxfordshire Design Guide.
That the detailed design of the development is unacceptable in that:
(i) the apartment blocks are of a scale and mass that is excessive relative to it surroundings and overbearing and intrusive in the street scene, the frontages lack orientation and focus and the single aspect design and recessed core results in an unacceptable living environment;
(ii) the basement car park entrance would be a sterile and unappealing element in the street scene to the detriment of the public realm and the underground parking would create an inconvenient and intimidating environment in relation to accessibility and security; and
(iii) the houses incorporate recessed doorways that detract from the appearance of the dwellings, are uninviting and present a security risk.
The proposal is therefore contrary to South Oxfordshire Local Plan Policies G2, G6, D1, D2, D4, D6 and the South Oxfordshire Design Guide.
That the scheme fails to provide adequate parking in terms of the amount, type and size of spaces and fails to provide adequate cycle storage. The lack of any unallocated or on street parking combined with the under provision, restricted size of garages, lack of parking for those with impaired mobility and reliance on underground parking will result in on street parking on the highway and verges to the detriment of the safety and convenience of highway user and will adversely affect the visual amenities of the area, contrary to South Oxfordshire Local Plan Policies G2, D1, D2, T1, T2 and the South Oxfordshire Design Guide.
That the development does not demonstrate and incorporate a high standard of sustainable design, either through its landscaping, building design, use of materials, layout and orientation of buildings, contrary to South Oxfordshire Local Plan Policies G2 and D8.
That having regard to the location of the development relative to 12 Limmings Lane the proposal would be un-neighbourly, obtrusive and cause loss of light to the existing dwelling and garden, contrary to South Oxfordshire Local Plan Policy D4.
The development incorporates a disproportionate amount of flats for open market and affordable housing and fails to provide a balanced mix, type and diversity of housing to meet the needs of the District, contrary to South Oxfordshire Local Plan Policies H7 and H9. The development also fails to provide housing to Lifetime Homes standards in accordance with Policy H4.
That the development fails to provide a 'pepperpotted' distribution of affordable housing throughout the site and a design that makes the affordable housing indistinguishable from other housing. The proposal is contrary to South Oxfordshire Local Plan Policy H9 and the Council's adopted SPG for affordable housing.
That the application fails to make provision for affordable housing in accordance with South Oxfordshire Local Plan Policy H9 and the Council's adopted SPG 'Affordable Housing'.
That the development fails to make provision for essential off site services contrary to South Oxfordshire Local Plan Policies D11 and R2.
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