Conditions / Refusal Reasons
The proposed development, by virtue of it's siting, scale and design will have adverse impact on the open green approach to the St. Mary's Church (Grade I Listed Heritage Asset) and the surrounding historic spacious setting. This impact would harm the contribution that this setting makes to the Listed Buildings significance. The design of the proposed development is at odds with this setting and will have an adverse impact on it's open character, with the proposed building appearing dominant and incongruous in the street scene, and setting of the church. The harm is deemed less-than substantial, however, no public benefit has been identified to outweigh the harm. As such great weight is attached to identified harm. As such, it conflicts with Development Plan policies CSEN3 and CSQ3 in the South Oxfordshire Core Strategy, saved policies CON5, G2, H4 and D1 of South Oxfordshire Local Plan 2011 and policy guidance in the National Planning Policy Framework 2018.
The proposed development is in Flood Zone 3 and 2, a such would indicate the site has a high probability of flooding. Evidence has been submitted demonstrating the site has previously flooded. As required by paragraph 163 of the National Planning Policy Framework, proposed development in such flood zones for residential development should be accompanied by Site Specific Flood Assessment. Development should only be allowed in areas at risk of flooding where, in the light of this assessment (and the sequential and exception tests, as applicable) it can be demonstrated in context of the flood risk the development would be safe (via various criteria). Insufficient information has been submitted to adequately asses the impact. No assessment has been submitted or sequential test undertaken. As such, the evidence suggests the development would be adversely impacted by flooding, and conflicts the environmental and social objectives to providing sustainable development. Therefore, the development conflicts with Development Plan policies CS1, CSS1 in the South Oxfordshire Core Strategy and policy guidance in National Planning Policy Framework 2018.
The proposed development would result in detriment to the safety and convenience of users of the public highway and users of the neighbouring church. Insufficient information has been provided to conclude the impact of the proposed access, parking and turning arrangements is safe for vehicles entering or exiting from the site. Due to the sites northern hedgerow, the extent a safe vision splay can be provided is also unknown. Pedestrian and vehicle safety is likely to be compromised. As such, the development is contrary to saved policies T1, T2 and D2 of the adopted South Oxfordshire Local Plan 2011.
The proposed development would likely result in the loss or harm to landscape features (trees and hedges) which contribute positively to the character of the site and it's historic setting. Insufficient information has been provided to assess the impact on such features, nor can it be concluded the harm can be mitigated or avoided where appropriate. As such, the development is contrary to saved policy G2 and C9 of the South Oxfordshire Local Plan 2011.
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