Description
Opening of doorway on ground floor in eastern flank wall to garden. Creation of french windows and balcony on first floor of eastern flank wall. Opening of windows on ground and first floors in southern rear wall to garden. Opening of windows on first floor in southern rear wall to St Peter's graveyard. Lowering of internal courtyard southern wall.
Conditions / Refusal Reasons
The existing ground floor doorway opening, proposed first floor patio door opening (and balcony), insertion of two casement windows in the south-facing side of the eastern gable and lowered section of wall adjacent to the rear first floor courtyard, by reasons of the scale, location, design and loss of historic fabric would cause unacceptable harm to the significance of the grade II listed building at Bridge House (directly harming the curtilage listed wall and the setting of the building) and would cause harm to the setting of the grade II* listed St. Peters Church. Only very limited public benefits have been demonstrated, that would not outweigh the harm to designated heritage assets contrary to the aims of paragraphs 196 and 197 of the National Planning Policy Framework, policy CSEN3 of the South Oxfordshire Core Strategy 2026 and policies CON3, CON5, G2 and H13 of the South Oxfordshire Local Plan 2011.
The proposed south facing (rear) windows, due to the scale, location, design and loss of historic fabric would cause unacceptable harm to the setting of the grade II* listed St. Peters Church and would harm the significance of the non-designated heritage asset at 1-2 Eastgate House. Only very limited public benefits have been demonstrated, that would not outweigh the harm to designated heritage assets contrary to the aims of paragraphs 196 and 197 of the National Planning Policy Framework, policy CSEN3 of the South Oxfordshire Core Strategy 2026 and policies CON3, CON5, G2 and H13 of the South Oxfordshire Local Plan 2011.
The cumulative impact of the existing works and further proposals, due to the scale, location and design would fail to preserve or enhance the special character and appearance of the conservation area and its setting due to the prominence of the proposed new windows and doors within wider views of the site (particularly from St. Peters Church graveyard and from the opposite riverbank to the east) contrary to paragraphs 196 and 200 of the National Planning Policy Framework, policy CSEN3 of the South Oxfordshire Core Strategy 2026 and policies CON7 and G2 of the South Oxfordshire Local Plan 2011.
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