Conditions / Refusal Reasons
That the loss of the employment land would be detrimental to the balance of employment and housing uses within the area, undermining the objective of sustainable communities, contrary to Polices G1, E6 and D5 of the approved South Oxfordshire Local Plan. Although some employment use will remain, the application does not demonstrate adequately that alternative employment or different mixes of uses have been explored.
That, having regard to the excessive scale, mass, bulk and extent of built development (both the proposed housing and industrial building), together with the lack of landscape framework, inadequate space for landscaping and amenity space, and the inappropriate design details, the proposed development would be cramped, 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, D5, H4, H8 and E5 and the South Oxfordshire Design Guide.
The site lies adjacent to the Henley Main Conservation Area and buildings which are included on the Statutory List of Buildings of Special Architectural or Historic Interest and, having regard to the excessive scale bulk and massing of the residential buildings relative to the size of the site, the development would detract from the character, appearance and setting of the Conservation Area and listed buildings, contrary to Policies CON5 and CON7 of the adopted South Oxfordshire Local Plan.
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 policies G1, G2 and D8 of the adopted South Oxfordshire Local Plan.
That the design does not incorporate a landscape structure or strategy that assists in defining the character and quality of design, or provides opportunities for amenity, biodiversity, and the need to take account climate change, contrary to Policies G2, C6, D1 and D8 of the adopted South Oxfordshire Local Plan.
That the development fails to make provision for affordable housing in accordance with Policy H9 of the adopted SOLP. Whilst some affordable housing is proposed it fails to provide a 'pepperpotted' distribution of affordable housing throughout the site and a design that makes the affordable housing indistinguishable from other housing. In any event, there is currently no agreement in place to secure proper provision of such housing.
That the development fails to make provision for essential off site services and infrastructure contrary to Policies D11 and R2 of the adopted South Oxfordshire Local Plan.
That the development fails to provide a strategy for a Sustainable Urban Drainage System contrary to Policy EP6 of the adopted South Oxfordshire Local Plan.
That having regard to the location of the dwellings relative to the industrial building, in the absence of any information to the contrary, the Council are not satisfied that the uses can be undertaken in manner which would not cause noise and disturbance to occupiers of the dwellings, contrary to Policy EP2 and E5 of the adopted South Oxfordshire Local Plan.
That inadequate information accompanies the application to demonstrate that waste can be collected from the site contrary to Policy D10 of the adopted South Oxfordshire Local Plan.
That, having regard to its height relative to existing surrounding development and to its location relative to the boundaries of the site, the proposals would overlook and be oppressive to existing residential property, contrary to Policies G2, D4 and H4 of the adopted South Oxfordshire Local Plan.
That insufficient information accompanies the application to demonstrate that the scale of the proposed usage of the private road is no greater than at present. Any increase in usage, having regard to the requirements for rubbish collection and access for emergency vehicles, and deficiencies in the parking layout and lack of adequate cycle parking, of an unsatisfactory access would be detrimental to the safety and convenience of users of the access, contrary to policies T1 and T2 of the adopted South Oxfordshire Local Plan.
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