Paragraph 145 of the NPPF allows for development in the Green Belt where it would not have a greater impact on the openness of the Green Belt than the existing development or not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land.
The residential development extends beyond the predominantly developed limits of the campus onto the western area of the site, which is currently undeveloped land in the Green Belt. The encroachment of development into this area would significantly harm the openness and visual amenity of the Green Belt, and result in loss of undeveloped land which contributes positively to the open character of the site and wider setting within the Green Belt. There are insufficient public benefits provided by the development to amount to very special circumstances for development in the Green Belt.
The development therefore conflicts with paragraph 145 of the NPPF, policy CSEN2 of the South Oxfordshire Core Strategy 2027 (Adopted 2012) and saved policy GB4 of the South Oxfordshire Local Plan (2011).
Paragraphs 193 and 196 of the NPPF (July 2018) set out that great weight should be given to the conservation of historic assets and even where the development will lead to less than substantial harm, this harm should be weighed against the public benefits.
By reason of the encroachment onto the western, undeveloped area of the site, the development would significantly compromise the historic relationship of Holton Park with its former deer park, and erode the understanding of the open setting and rural context of the Scheduled Monument. The development provides little public benefit to offset this harm.
The development fails to conserve the historic setting of the parkland and the scheduled monument and therefore conflicts with paragraphs 193 and 196 of the NPPF (July 2018), policy CSEN3 of the South Oxfordshire Core Strategy 2027 (Adopted 2012) and saved policies CON5 and CON15 of the South Oxfordshire Local Plan (2011).
Paragraphs 92, 102, 108 and 110 of the NPPF (July 2018) emphasises the need for pedestrian and cycle links within the site and to neighbouring areas, as well as shared spaces, community facilities and local services.
In light of the lengthy walking distances between the development site and facilities in Wheatley, and the poor connectivity with Holton, the development would represent a detached and poorly integrated neighbourhood where future occupants would be highly reliant on private transport. The mitigation, in the form of pedestrian and cycle link improvements, would be insufficient to reduce distances to the extent that they would become attractive alternatives to private transport.
The development therefore conflicts with the paragraphs 92, 102, 108 and 110 of the NPPF (July 2018), policies CS1, CSS1, CSM1 and CSM2 of the South Oxfordshire Core Strategy and saved policies T1, T2, T7 of the South Oxfordshire Local Plan (2011), and Policy 17 of the Local Transport Plan 4 (2015 - 2030).
In the absence of a completed Section 106 legal agreement, the proposal fails to secure infrastructure necessary to meet the needs of the development. As such, the development would be contrary to the NPPF, policies CSI1 and CSM2 of the South Oxfordshire Core Strategy and policies R2, R6 and T1 of the South Oxfordshire Local Plan 2011.
In the absence of a completed Section 106 legal agreement, the proposal fails to secure affordable housing to meet the needs of the District. As such, the development would be contrary to the NPPF and policy CSH3 of the South Oxfordshire Core Strategy.
Related application(s):
P23/S1465/DIS
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