Conditions / Refusal Reasons
The existing building has reached its capacity for extensions; a further extension of this building by the introduction of a conservatory would overwhelm the small scale character of the original building. Furthermore the design and scale of the conservatory fail to relate to the existing building. As such the proposal would be harmful to the character, appearance and setting of this listed building and would detract from the character and appearance of the Clifton Hampden Conservation Area contrary to policies G6, D1, CON2, CON5 and CON7 of the adopted South Oxfordshire Local Plan 2011, Sections 6.2.3, 6.3.1, 6.3.8 of the South Oxfordshire Design Guide, Para 178 and para 87 of the PPS5 Practice Guide and policies HE7.5 and HE9.4 of PPS5.
The site lies within the Oxford Green Belt where there is a general presumption against new development apart from that which is essential for the needs of agriculture, forestry and recreation or some other purpose appropriate in the Green Belt. The proposal to erect a conservatory and laundry extension to the existing pub is inappropriate by definition and no very special circumstances have been provided to outweigh the presumption against development. As such, the proposal is contrary to Policies GB2 and TSM4 of the South Oxfordshire Local Plan and Government advice set out in PPG2 Green Belts.
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