Description
This application is submitted in Outline form to establish the principle for use of the site for Class C3 Residential occupation. Under this application, means of access from Highdown Hill and density of Class C3 residential on the site are submitted for determination, all other matters Reserved.
Conditions / Refusal Reasons
The application site lies in open countryside, outside any defined settlement boundary in the South Oxfordshire Core Strategy and the proposed development would represent a significant encroachment into the open countryside. As a result, the proposal would detract from the rural character and appearance of the site and its surroundings. Whilst all matters relating to design and layout are reserved for future consideration, the submitted information fails to demonstrate that a high quality place can be created of good design. As such the proposal would not comprise sustainable development as defined by local and national legislation. The proposed development would be contrary to Policies CS1, CSS1, CSEN1 and CSQ3 of the South Oxfordshire Core Strategy, Policies G2, G4 and D1 of the South Oxfordshire Local Plan 2011 and Government Guidance within the National Planning Policy Framework.
The sustainability profile of the site is poor through the predominance of substandard surfaces and lack of footway provision and excessive distance to the public transport services and the proposed development fails to provide for opportunities to promote sustainable transport modes. The intensification of the local highway network would be unsafe given the substandard width of Highdown Hill Road and restricted visibility at the junction of Highdown Avenue and Highdown Hill Road. As such, the proposed development would be in conflict with Policy CSM1 of the South Oxfordshire Core Strategy, Policy T1 of the South Oxfordshire Local Plan 2011 and Government Guidance within the National Planning Policy Framework.
The proposed development would cause the loss of all the grassland and most other habitats on site. The proposals would therefore lead to a significant net loss of biodiversity when compared to the current site conditions. The proposed development also has the potential to cause harm to a number of protected species and insufficient evidence has been submitted to determine the impacts. The proposed development would therefore conflict with Policy CSB1 of the Core Strategy and Policies C6 and C8 of the South Oxfordshire Local Plan 2011 and Government Guidance within the National Planning Policy Framework.
The proposed development would result in the loss of existing landscape features including two trees protected by a Tree Preservation Order which make an important contribution to the local scene and would provide limited space for any significant landscape planting to help mitigate the visual impact of the development. As such the proposed development would be contrary to Policies C9 and D1 of the South Oxfordshire Local Plan to 2011.
Insufficient information has been submitted to demonstrate that a sustainable drainage strategy is achievable and no air quality assessment has been submitted in conflict with Policies CSQ2 of the South Oxfordshire Core Strategy and Policies EP1 and EP6 of the South Oxfordshire Local Plan 2011 and Government Guidance within the National Planning Policy Framework.
In the absence of a completed S106 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 National Planning Policy Framework and Policy CSH3 of the South Oxfordshire Core Strategy.
In the absence of a completed S106 legal agreement, the proposal fails to secure on and off site infrastructure necessary to meet the needs of the development. As such, the development would be contrary to the National Planning Policy Framework, Policy CSI1 of the South Oxfordshire Core Strategy and Policies T1, R2 and R6 of the South Oxfordshire Local Plan 2011.
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