Planning Application Details

The proposal would develop an area of woodland covered by a Tree Preservation Order which does not fall within the built-up limits of the settlement and is not a site allocated for residential development under the adopted Joint Henley and Harpsden Neighbourhood Plan. The application does not demonstrate that there is an overriding public justification for the extension of built development into the countryside. The proposal is contrary to the spatial strategy and housing policies set out in the Development Plan, namely: Policy H1 and H4 of the Joint Henley and Harpsden Neighbourhood Plan; CSENH1 of the South Oxfordshire Core Strategy; and Policies H4, and G4 of the South Oxfordshire Local Plan 2011.

The scale, bulk and massing of the proposed building would be at odds with the built form within the locality. This would be exacerbated by the extensive tree removal and landscaping works. The proposal would erode the undeveloped, sylvan character of the site, materially harming the rural landscape character of this part of Henley. The proposal is contrary to Policy DSQ1 of the Joint Henley and Harpsden Neighbourhood Plan, Policies CSEN1 of the South Oxfordshire Core Strategy and Policies D1, C4, C9, G2 and G4 of the South Oxfordshire Local Plan 2011.

In the absence of a completed S106 agreement the proposal fails to secure affordable housing to meet the needs of the District contrary to policy CSH3 of the South Oxfordshire Core Strategy and the National Planning Policy Framework.

In the absence of a completed S106 agreement to secure off-site biodiversity offsetting measures and financial contributions towards waste and recycling provision, the proposal fails to compensate for the net loss to biodiversity and the infrastructure requirements of the development contrary to Policies CSB1 and CSI1 of the South Oxfordshire Core Strategy.

The ecological information submitted by the applicant has identified the potential for trees which are to be lost as supporting roosting bats. However, in the absence of any further survey information it is not possible to determine if the proposals are likely to lead to the loss of a priority habitat or if any specific mitigation is required. The proposal is therefore contrary to Policy CSB1 of the South Oxfordshire Core Strategy.