Conditions / Refusal Reasons
The application site lies in the village of Sydenham where there is a general presumption against new housing development with regard to Policy H6 of the South Oxfordshire Local Plan 2011. However, the principle of the conversion of the existing agricultural building to a residential use may be acceptable provided that all of the relevant criteria of Policy E8 of the South Oxfordshire Local Plan 2011 are complied with. In relation to Criterion (vii) of Policy E8 the applicant has not demonstrated that other non-residential uses of the building have been explored and found to be unacceptable in planning terms prior to the consideration of a residential use of the building and as such the proposal is contrary to Policy E8 of the South Oxfordshire Local Plan 2011 and guidance contained within PPS7.
The application site lies within a prominent location within Sydenham Conservation Area. The buildings within the site and the surrounding land have a strong rural character. The proposed development, due to the extent of the rebuilding, alterations and additions to the buildings along with the proposed residential curtilage of the dwelling would detract from the rural character and appearance of the buildings and the wider area and would fail to preserve or enhance the character and appearance of the Conservation Area. As such the proposal is contrary to Policies G2, G6, C1, C4, CON7, D1, and E8 of the South Oxfordshire Local Plan 2011 and guidance contained within PPS1, PPS7 and PPS15 and the South Oxfordshire Design Guide 2000.
The buildings within the application site are curtilage listed. The proposed development, due to the extent of the rebuilding, alterations and additions to the buildings along with the proposed residential curtilage of the dwelling would fail to respect the historic and architectural interest of the buildings contrary to Policies CON2, CON3, and CON4 of the South Oxfordshire Local Plan 2011. Furthermore, the proposed development would result in the domestication of the site to the detriment of the historic context and setting of the buildings and the adjacent principal listed building, Kingham House. As such the proposal is also contrary to Policy CON5 of the South Oxfordshire Local Plan 2011 and guidance contained within PPG15 and the South Oxfordshire Design Guide 2000.
The proposed development would result in the introduction of substantial areas of glazing in the north east elevation of the buildings, which face towards the side and rear garden of Kingham House. Due to the positioning of the openings and the proximity to the private garden area of Kingham House, the development would result in a harmful level of overlooking to the detriment of the amenity of Kingham House. As such the proposal would be contrary to Policies G2, D4 and E8 of the South Oxfordshire Local Plan 2011.
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