Description
Erection of 2 two-storey 2-bedroom dwellings, a two-storey 4-bedroom dwelling and a two-storey 6-bedroom dwelling with accommodation in the roofspace, incorporating new access, garaging and parking provision (As amplified by additional information received 14 July 2010).
Conditions / Refusal Reasons
The proposed development would fail to provide adequate visibility splays at the proposed access point to serve the proposed development and a lack of mitigation to address the substandard visibility. Consequently, the proposal would result in conditions prejudicial to highway and pedestrian safety and the proposed development would be contrary to South Oxfordshire Local Plan 2011 Policies G2, H4 and T1 and advice contained within the Design Manual for Roads and Bridges, Oxfordshire County Council Residential Roads Design Guide and PPG13.
The proposed development would have an unacceptable impact on several important trees subject to a Tree Preservation Order within the site. In addition, the future health of T1 to T7 along the highway verge would be threatened by any mitigation measures required to address the substandard visibility at the proposed access point. As such, the proposal would be contrary to South Oxfordshire Local Plan 2011 Policies G2, C4, C9 and H4 and PPS3.
The proposed development would have an unduly cramped layout, as a result of the density sought, which would be out of keeping with the locality, with significantly higher building to plot ratios proposed than is typical of the surrounding area, particularly Plot 3. Recent alterations to PPS3 encourage local planning authorities to have greater regard to the impact of development of garden land on the character of the surroundings. In addition, the layout and design of the development would be contrived as a result of incompatibility with various site constraints, particularly Plot 4. The siting of Plots 1 & 2 in particular and the loss of several mature trees would exacerbate the prominence of the development, which would detract from the semi-rural character and appearance of the surrounding area. As such, the proposed development would be in conflict with South Oxfordshire Local Plan 2011 Policies G2, G6, C4, D1, D2 and H4 and advice contained within Sections 3 and 5 of the South Oxfordshire Design Guide 2008, PPS1 and PPS3.
The proximity of Plot 4 to the south-eastern site boundary combined with the proposed removal of the mature trees along this boundary, would result in an overbearing and oppressive impact on the closest part of the garden of Hedges and although the first floor windows would be obscure glazed, their close proximity would give rise to a perception of overlooking. Consequently, the proposal would detract from the residential amenity of the adjoining occupiers. As such, the proposed development would fail to accord with South Oxfordshire Local Plan 2011 Policies G6, D1, D4 and H4 and advice contained within Section 3 of the South Oxfordshire Design Guide and PPS1 and PPS3.
Oxfordshire County Council require financial contributions, via legal agreements, towards a number of measures to mitigate the effects of the proposed development on local infrastructure, services and amenities. In the absence of an agreement, the proposed residential development would result in a detrimental impact on existing services and social infrastructure. As such, it would be contrary to South Oxfordshire Local Plan 2011 Policies G2, D11 and H4 and advice contained within PPS3.
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