Conditions / Refusal Reasons
That, having regard to the location of the site, the character of the surrounding area, and the layout and form of the new dwelling on stilts, the proposal represents a cramped form of development that is not in keeping with the built form or layout of this part of the Goring on Thames Conservation Area. As such the development would detract from the character of the area in general and the character and appearance of the Conservation Area contrary to Policies G2, D1, H4 and CON7 of the adopted South Oxfordshire local Plan and advice contained in the South Oxfordshire Design Guide.
That, having regard to the location of the site in Flood Zones 2 and 3, the proposal fails to meet the requirements of the Sequential and Exception tests as set out in Planning Policy Statement 25 (PPS25)"Development and Flood Risk". In this case there are other sites in Goring within Flood Zone 1 that should come forward before this site is developed and the proposal therefore fails to meet the sequential test. In addition, the proposal fails to meet part c of the flood risk exception test because the proposed development involves an increase in built footprint within the 1 in 100 year plus 20% allowance for climate change flood extent. The flood compensation measures are unsatisfactory because voids, stilts or undercroft parking tend to become blocked over time by debris or domestic effects leading to a gradual loss of the provided mitigation. As such the proposal would be contrary to Policy G2 and PPS25 "Development and Flood Risk".
The trees on the Manor Road frontage are an important feature that provide a sense of enclosure to the site and contribute significantly to the character of the area. Having regard to the proximity of the new dwelling to the trees proposed for retention in the front garden, the trees would create an oppressive feature that will block light to the windows, door and garden to the front of the property giving rise to pressure from residents for the removal or reduction of these trees. The loss of trees on the frontage would detract from the visual amenity of the area and the character and appearance of the Goring Conservation Area. As such the proposal is contrary to Policies C9 and CON7 of the adopted South Oxfordshire Local Plan.
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