Conditions / Refusal Reasons
The proposed development, by reason of its position and appearance, would represent an unduly cramped form of development, with the lack of depth to the rear of Plot 2 being out of keeping with the established grain of development along Stoke Row Road, where all of the dwellings have long rear gardens. The resultant level of separation between Plots 1 & 2 and the visual proximity of Plot 2 to the protected trees would result in a cramped form of development, uncharacteristic of this part of Stoke Row Road. The visual harm would be compounded by the contrived design of Plot 2 incorporating contemporary elements and materials and significant areas of flat roofing, which in this prominent location would conflict with the traditional built form and recessive appearance of the majority of established dwellings in the street scene. As such, the proposed development would be contrary to Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy and Policies D1 and H4 criteria (ii) & (iii) of the South Oxfordshire Local Plan 2011 and advice contained within Section 5 of the South Oxfordshire Design Guide 2008 and would be deficient in environmental sustainability when assessed against Paragraph 14 of the NPPF.
The proposed development, through the proximity of the north-east elevation of Plot 2 to the south-western boundary with Plot 1 would lead to a poor relationship between the two dwellings, harmful to the outlook from the garden of Plot 1, and thereby resulting in a substandard level of residential amenity for the future occupiers of Plot 1. In addition, the garden area for Plot 2 would be dominated by the protected trees and the majority of it would suffer from loss of daylight and/or nuisance from leaf litter, thereby resulting in a substandard level of residential amenity for the future occupiers of Plot 2. As such, the proposed development would be in conflict with Policies D3, D4 and H4 criterion (iv) of the South Oxfordshire Local Plan 2011 and would be deficient in social sustainability when assessed against Paragraph 14 of the NPPF.
(Show Map - opens in new window)
