Description
Partial demolition of existing care home, construction of an extension and associated works and change of use of land at the rear of the home (As amplified by plans & Bat Report updated July 2010 received 28 July 2010).
Conditions / Refusal Reasons
The application site comprises a large plot of land fronting Eastfield Lane within the Whitchurch Conservation Area. At the present time, the application site and its surroundings have a spacious and verdant character and appearance. The proposed development, due its siting, size, design, height, bulk and massing would fail to respect the scale and character of the existing building on the site and would result in an overdevelopment of the existing building and site and a cramped form of development that would fail to respect the character and appearance of the surrounding built form and the Conservation Area and the landscape qualities of the wider Chilterns Area of Outstanding Natural Beauty. As such the proposal would be contrary to Policies G2, G6, C1, C2, CON7, D1 and CF2 of the South Oxfordshire Local Plan 2011 and guidance contained within the South Oxfordshire Design Guide 2008 and PPS1, PPS5, and PPS7.
The proposed development, due to its siting, design, size, height, bulk and massing, would have an overbearing effect on and cause overlooking to neighbouring properties, most notably Tanglewood to the west, 14 Swanston Field to the north and Eastfield Cottage to the east. Therefore, the proposal would be detrimental to the amenities of the occupiers of adjoining residential properties and would be contrary to Policies G6, and CF2 of the South Oxfordshire Local Plan 2011 and guidance contained within the South Oxfordshire Design Guide 2008.
The proposed development, due to its siting, size and height would result in damage to protected lime trees and would result in a direct threat to the sustainability of these trees. The trees make an important contribution to the character and appearance of the site and the wider Conservation Area and damage to or loss of the trees would consequently harm the character and appearance and general amenity of the area, which would be contrary to Policies G2, G6, C1, C2, C9, CON7, D1 and CF2 of the South Oxfordshire Local Plan 2011 and guidance contained within the South Oxfordshire Design Guide 2008 and PPS1, PPS5 and PPS7.
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