Planning Application Details

Policy H13 of the South Oxfordshire Local Plan sets out that development to extend a dwelling will be permitted provided that the proposal would not be tantamount to the creation of a separate dwelling. The extension significantly enlarges the existing property and the extended section has its own entrance and staircase. Given the scale of the extension to be used as an annex (across 3 floors) and the positioning within the site, the unit could feasibly operate as a single private dwelling. The introduction of an additional dwelling on the plot would put pressure on amenity space and parking, and result in loss of privacy and overdevelopment of the site. The proposal is contrary to saved policy H13 of the adopted South Oxfordshire Local Plan.

Policies H13, D2 and T2 of the South Oxfordshire Local Plan require adequate and satisfactory parking to be provided for an extended dwelling, and for the parking provided to be safe and secure. Policy T2 sets out that the amount of parking provided should meet the Council's maximum parking standards, indicated in Appendix 5 of the South Oxfordshire Local Plan. The supporting information does not sufficiently demonstrate that the development can provide 4 accessible parking spaces to meet the requirements of a household with 8 bedrooms. The under-provision would result in additional parking pressure to occupants of Norton Cottages, where there is already parking pressure. The proposal does not meet the Parking Standards in the adopted South Oxfordshire Local Plan, and conflicts with saved policies H13, D2 and T2 of the adopted South Oxfordshire Local Plan.

Policies D1 and H13 of the South Oxfordshire Local Plan, along with the principles set out in the South Oxfordshire Design Guide, set out the importance of good design and the protection and reinforcement of local distinctiveness being taken into account in all new development. Specific to the proposal, this requires the development to respect the character of the existing landscape, to provide good quality building design and appropriate materials, and for the scale and design of the proposal to be in keeping with the character of the dwelling and the site, and with the appearance of the surrounding area. The extension is substantially different in design to neighbouring properties, to an extent that it creates an alien feature within a series of traditional workers cottages. Given the width of the annex, the extended section overwhelms the existing building, which no longer remains the dominant element of the property. The gable end, large glazed openings and balconies on the front of the property are notably removed from the design of neighbouring properties, and do not integrate well within the streetscene. In the wider context the proposal presents an addition which alters the balance and rhythm of the run of properties and introduces features which conflict with the rural distinctiveness of the street. The design of the annex is contrary to policy CSQ3 of the South Oxfordshire Core Strategy and saved policies D1 and H13 of the adopted South Oxfordshire Local Plan.