Planning Application Details

The development does not respond positively to or respect the open character of the site, the historic significance or heritage values of the historic environment. The development will erode the remaining open space to the rear of the Cross Keys Public House that currently allows views towards the Saxon embankment of the historic Town Walls (Schedule Monument) and out from the embankment from within Bull Croft Park. This is a striking feature within the Conservation Area and site serves as an important space which contributes to the designated assets historic significance and how its history is experienced and understood. As a result, developing with the Scheduled Monuments setting and this part of the Conservation Area, by reason of the schemes siting and scale, will be harmful to these assets and does not accord with the council's development plan. The development does not accord with South Oxfordshire Core Strategy 2012 policies CSQ3 or CSEN3; and South Oxfordshire Local Plan 2011 saved policies CON7, CON11 and D1. Neither does it accord with the relevant National policy guidance found in Chapter 16 of the National Planning Policy Framework 2019 seeking to conserve and enhance the historic environment.

Insufficient information has been submitted with the application to determine the harm to this area Archaeological Interest. In accordance with the development plan and National policy guidance contained in the National Planning Policy Framework 2019, an archaeological field evaluation is required in order to enable an informed and reasoned planning decision to be made. As such, the development does not accord with South Oxfordshire Core Strategy 2012 policy CSEN3; and South Oxfordshire Local Plan 2011 saved policies CON11 and CON12. Neither does it accord with the relevant National policy guidance found in Chapter 16 of the National Planning Policy Framework 2019 in seeking to conserve and enhance the historic environment.

Insufficient information has been submitted to ascertain how surface water will be effectively managed on the site. The site is vulnerable to surface water flooding and the proposed discharge of surface water to main sewers is not considered a suitable means of mitigation. There is insufficient information to demonstrate there will not be adverse effects from surface water run-off and flooding on people, property and the historic environment. As such, the development does not accord with South Oxfordshire Core Strategy 2012 policy CSQ2 or South Oxfordshire Local Plan 2011 saved policy EP6.

The development would result in reduced parking provision that, in the absence of appropriate justification, would threaten the viability of the public house and thereby have a detrimental effect on the capability of the Wallingford Town Centre to attract visitors. This would undermine the vitality of the town centre contrary to Policies CSWAL1 and CST1 of the South Oxfordshire Core Strategy 2012; and saved Policy G2 of the South Oxfordshire Adopted Local Plan 2011.