Conditions / Refusal Reasons
The proposed development would have an excessive bulk and massing and an incongruous design, which would detract from the character and appearance of the built form in the surrounding area. As such, the proposal would be contrary to Policy CSQ3 of the South Oxfordshire Core Strategy and Policies G2, D1 and H4 of the South Oxfordshire Local Plan 2011 and advice contained within Sections 3 and 5 of the South Oxfordshire Design Guide 2008 and the NPPF.
The proposed development would have an excessive bulk and massing, which would result in loss of light and outlook to the rear aspect of the closest adjoining flats 1-7 The Close. The position of the proposed second floor east-facing windows would lead to overlooking and loss of privacy to the occupiers of Upper Lodge. The position of the first floor east-facing windows looking directly onto a brick wall would detract from the living conditions of the future occupiers of three of the proposed flats. In addition, insufficient information has been provided in respect of vent and flue extraction to demonstrate that there would be no nuisance arising from noise or odours. As such, the proposal would be harmful to residential amenity and thereby contrary to Policies G2, D4 and H4 of the South Oxfordshire Local Plan 2011 and advice contained within Section 3 of the South Oxfordshire Design Guide 2008 and the NPPF.
The proposed development would result in an intensification of use of the site, with an increase in residential units, however, there would be no additional off-street parking provision for future occupiers, staff or visitors. As such, the proposal would generate increased pressure for on-street parking in an area where there are already parking issues, thereby resulting in conditions prejudicial to highway and pedestrian safety, contrary to Policies G2, D2, H4, T1 and T2 of the South Oxfordshire Local Plan 2011 and advice contained within the NPPF.
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