Conditions / Refusal Reasons
The application site is not located within any of the established built-up areas of the district's settlements, thus compromising the council's spatial strategy for new economic development. The site is not considered to be a suitable or sustainable location for economic growth or an employment related development, neither does the development seek to meet a local business or community need. As such, the development is contrary policies CSS1 and CSEM4 of the South Oxfordshire Core Strategy 2012, saved policy E5 of the South Oxfordshire Local Plan 2011 and policy guidance the National Planning Policy Framework 2019.
Owed to the proposed developments form and design, it is considered the building will neither preserve or enhance the traditional agricultural character and appearance of the Gatehampton Conservation Area and have an adverse impact on the setting of the Grade II listed Barn (Reference GO049M08). It is considered the traditional farmstead pattern and character of built form around the site makes a positive contribution to the significance of these heritage assets and their setting; thus the proposed non-traditional and overtly domestic appearing building will erode these special characteristics. In turn, this will adversely impact how these assets are appreciated, and how the history of the site understood. Whilst the harm is considered to be 'less than substantial' in context of the National Planning Policy Framework, there are no demonstrable public benefits which outweigh the harm. As such, the development is contrary to policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2012, saved policies CON5, CON7, D1 and E5 of the South Oxfordshire Local Plan 2011, policy 16 and 17 of the Goring Neighbourhood Plan 2019, policy guidance in the National Planning Policy Framework 2019; and Sections 66/72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.
The site, located in a rural location and not within any of the district's settlements, is not served by any public transport links; or suitable footpaths or carriageways to access services, facilities or other transport nodes. As such, future occupants will be reliant on private motor transport to access the site, which does not support sustainable transport modes, particularly for places of employment. The site is also served by a narrow single-track carriageway, which has no formal passing points and is also a public footpath. The proposed use is likely to result in an increase in intensity of use of this carriageway that will result in a conflict of vehicle and non-vehicle users in both directions, which in turn will result in an unacceptable highway safety risk to all users of the carriageway. As such, the development is contrary to policy CSM1 of the South Oxfordshire Core Strategy 2012, saved policies E5, T1 and T2 of the South Oxfordshire Local Plan 211, policy 20 of the Goring Neighbourhood Plan 2019 and policy guidance in the National Planning Policy Framework 2019.
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