Description
Residential development for 5 Units (all matters reserved except access/transport, siting, heritage and ecology). (As amended by revised drawings, application form and supporting documentation correcting application address received on 2 July 2019, additional information to address flooding concerns received 26 November 2019 and drawings and information received 15 December 2020).
Conditions / Refusal Reasons
The site forms an attractive and tranquil green paddock on the edge of the settlement. The site is not identified for development in the development plan, and the proposal does not represent 'infill' development as defined in the development plan and is not acceptable in principle. The site provides an important landscape transition from the edge of the settlement to the north, to open agricultural fields to the south. As such, the site contributes positively to the settlement's rural setting. Building residential units on the site will adversely impact on the rural, sparsely settled character on the edge of the settlement's landscape. It would encroach into open countryside and extend the built limits of the settlement. The development would be dominant and visually intrusive in the landscape, impacting on the visual amenity of area. Therefore, the development is contrary to Policies STRAT1, H1, ENV1, ENV2, DES1 and DES2 of the adopted South Oxfordshire Local Plan 2035, Policies H1, C1 and C2 of the made Chalgrove Neighbourhood Plan and policy guidance in the National Planning Policy Framework 2021.
The proposed development, by virtue of its layout, access and linear 'back-land' nature will have an adverse urbanising impact on the open green approach to the 'Mill House' (Grade II Listed Heritage Asset) from the east and the surrounding historic agricultural spacious setting. This impact would harm the contribution that this setting makes to the Listed Building's significance and erode the way the heritage asset is experienced and read from this setting via the footpath adjacent to the asset. The harm is deemed less-than substantial, however, no public benefit of sufficient weight has been identified to outweigh the harm. As such great weight is attached to the identified harm. The development conflicts with policies ENV6 and ENV7 of the adopted South Oxfordshire Local Plan 2035, Objective 10 and the Heritage Assets supporting statement at Appendix 1 of the made Chalgrove Neighbourhood Plan and policy guidance in the National Planning Policy Framework 2021.
The proposed development is in Flood Zone 3, which would indicate that the site has a high probability of flooding. Development should only be allowed where it can be demonstrated in the context of the flood risk that the development would be safe, applying the sequential and exceptions test (via various criteria). The sequential test has not been completed but it is clear that there are other available sites in the locality and the wider district at a lower risk of flooding and more suited for residential development. It would also appear there would be inadequate access to the site at times of flooding for emergency vehicles. These issues conflict with the environmental and social objectives to providing sustainable development, managing climate change, limiting flood risk and ensuring development is directed to lowest risk areas. Therefore, the development conflicts with Policy EP4 in the South Oxfordshire Local Plan 2035, Objective 7 and the flooding supporting statement at Appendix 1 of the made Chalgrove Neighbourhood Plan and policy guidance in National Planning Policy Framework 2021.
The proposed development would result in detriment to the safety and convenience of users of the public highway and users of the public footpath. The vision splay site line runs across third party land and is severely obstructed by a tree on this land and there is no protected area for pedestrians along part of the access. Pedestrian and vehicle safety is likely to be compromised. As such, the development is contrary to Policy TRANS5 of the adopted South Oxfordshire Local Plan 2035, Policy H5 of the made Chalgrove Neighbourhood Plan and policy guidance in National Planning Policy Framework 2021.
The buffer zone to the watercourse to the east is only 8 metres in width and there is insufficient information and mitigation measures with the application to show how the land will be used to promote biodiversity and how maintenance access to the watercourse will be created. As such the application does not demonstrate that the scheme enhances biodiversity contrary to Policies ENV3 and ENV4 of the adopted South Oxfordshire Local Plan 2035 and Objective 9 and the biodiversity supporting statement at Appendix 1 of the made Chalgrove Neighbourhood Plan.
Insufficient information has been submitted with the application to demonstrate that acceptable foul and surface water drainage solutions can be provided in this area that is liable to flooding contrary to Policies EP4 and INF4 of the adopted South Oxfordshire Local Plan 2035.
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