Conditions / Refusal Reasons
The proposed development involving two large dwellings would constitute an excessive increase in the amount of built form on the former Mulberry House site. Although similar in scale to two of the adjacent approved plots, there is limited space on this site for further dwellings of that scale and massing, as evidenced by the cramped 'tandem' arrangement between the two proposed plots and the small rear garden of Plot 5, which is a pattern of development not found on the approved layout of the adjacent plots. The close proximity of Plot 4 to protected tree T18, one of the few remaining mature trees on the site, adds to the concerns about the cramped nature of the development. As such, the proposal would detract from the character and appearance of the surrounding area, in conflict with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy and Policies G2, C4, C9, D1 & H4 of the South Oxfordshire Local Plan 2011 and advice contained at paragraph 64 of the NPPF.
The proposed development would lead to a relationship between Plots 4 and 5 that would be substandard, leading to mutual overlooking between upper floor windows, particularly of outdoor areas. The small rear garden of Plot 5 would be especially enclosed by the front elevation of Plot 4, leading to a perception of overlooking of an outdoor area that the occupiers would reasonably expect to be the most private. There would also be a direct line of sight from the first and second floor rear windows of Plot 5 into the front/side garden of Plot 4 at relatively close quarters. As such, the proposal would detract from the living conditions of future occupiers and would be contrary to Policies G2, D4 and H4 of the South Oxfordshire Local Plan 2011 and advice contained at paragraph 17 of the NPPF.
The proposed development of this site, together with the development of the adjoining land would result in a net gain of four dwellings and would exceed the threshold for the provision of affordable housing, and no such provision is included within the application. As such, the proposal would be contrary to Policy CSH3 of the South Oxfordshire Core Strategy and advice contained at paragraph 50 of the NPPF.
The proposed development, together with the development of the adjoining land would result in a net gain of four dwellings and through the provision of only 5-bedroom dwellings, would fail to provide a suitable mix of housing to meet the identified market housing need, contrary to Policy CSH4 of the South Oxfordshire Core Strategy and advice contained at paragraph 50 of the NPPF.
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