Conditions / Refusal Reasons
The application site lies beyond the main built up edge of Henley-on-Thames where there is a strong presumption against new residential development. The principle of a replacement dwelling is broadly acceptable against Policy H12 of the South Oxfordshire Local Plan 2011. However, the proposed dwelling would be substantially larger in volume than the existing and as such would fail to comply with Criteria (iii) and (iv) of Policy H12, which seek to ensure that the replacement dwelling is not materially greater in volume than the existing dwelling and that the overall impact of the development would not be any greater than the existing dwelling on the character and appearance of the site and surrounding area. The proposal due to the size, design and siting of the dwelling would also be contrary to Policies G2, G6, C3, and D1 of the South Oxfordshire Local Plan 2011.
The proposed development, due to its siting, design, size, bulk and height, would have an overbearing effect on and cause overshadowing and overlooking to the neighbouring properties to the north east and south east to the detriment of the amenity of the occupiers of these properties. As a result, the proposal would be contrary to Policies G6, D4 and H12 of the South Oxfordshire Local Plan 2011 and guidance contained within the South Oxfordshire Design Guide 2000.
The application site is located in Flood Zone 3. The application is not accompanied by a Flood Risk Assessment to demonstrate that the development can proceed without creating an unacceptable flood risk either to future occupants or elsewhere. Therefore, the proposal is contrary to guidance contained in Planning Policy Statement 25: Development and Flood Risk and Policy EP5 of the South Oxfordshire Local Plan 2011.
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