Description
Extra care development comprising 34 apartments (use class C2), associated communal facilities, provision of vehicular and cycle parking and associated landscape works: Additional Information July 2020 and Additional Information received: Drainage 14 August 2020; Shadow diagram 26 August 2020; Archaeology and Drainage 11 September 2020; Arboriculture 17 September 2020; Drainage information received 16 October; Archaeology information received 4 November 2020.
Conditions / Refusal Reasons
The development proposal constitutes major development in the North Wessex Downs Area of Outstanding Natural Beauty (AONB), and the application fails to demonstrate exceptional circumstances in the public interest that would justify this development as required by Paragraph 172 of the National Planning Policy Framework (NPPF). The applicant has not demonstrated there is a need for the development which is not already being met or cannot be met elsewhere. As such, the application is contrary to Policy ENV 1 of the adopted South Oxfordshire Local Plan 2035 and the NPPF, in particular, but not confined to paragraphs 170 and 172.
The proposal is within the grounds of an existing care home situated within the smaller village of Mousford and within the North Wessex Area of Outstanding Natural Beauty. The proposal does not represent previously developed land or infill development and the location does not benefit from good access to public transport or services and facilities. As such the development is located in an unsustainable location and the proposal is not in accordance with the Council's strategy for new development, contrary to Policies STRAT1 (Overall Strategy), STRAT2 (Housing and Employment Requirements), H1 (Delivering New Homes), H8 (Housing in Smaller Villages), H13 (Specialist Housing for Older People) and H16 (Infill Development) of the adopted South Oxfordshire Local Plan 2035 and the NPPF.
The layout and form of the development in this location would be over-dominant in the context of the site and its surroundings. The development would be urbanising and not integrate sensitively within the surrounding verdant landscape setting. The proposed landscaping fails to demonstrate the impact of the development can be satisfactorily mitigated. This will result in a development that would be intrusive, both in form and from the effects of lighting, and would have an unacceptable adverse impact on the landscape character and distinctiveness of the site and the wider settlement of Moulsford. There would be harm to the semi-enclosed downs and open rolling character of the Wessex Downs and Western Vale Fringes and the development would not conserve or enhance the North Wessex Downs AONB, contrary to Policies ENV1 (Landscape and Countryside), DES1 (Delivering High Quality Development), DES2 (Enhancing Local Character), ENV11 (pollution) and STRAT1 (Overall Strategy) and the NPPF.
The proposal will result in a loss of amenity for existing residents in the care home due to a loss of quality amenity space, and dominance and visual intrusion from the proposed development. The development will result in a loss of amenity to adjoining neighbours by virtue of overlooking and shading of the garden. Accordingly the proposal is not in accordance with Policy DES5 (Outdoor Amenity Space) and is not in accordance with Policy DES6 (Residential Amenity) and the NPPF.
The proposed development has failed to demonstrate that there is a feasible solution to dispose of foul water and, as such, the development poses an unacceptable risk to water quality and the likelihood of pollution. Furthermore, the site is located upon a principal aquifer and the proposal fails to demonstrate that the risks posed by the development to groundwater can be satisfactorily managed. The proposal does not incorporate acceptable drainage infrastructure and without such is an unacceptable risk to the water environment, contrary to Policies INF4 (Water Resources), Policy ENV4 (Watercourses) ENV 11, ENV 12 (Pollution) and Policy EP4 (Flood Risk), and the NPPF, in particular, paragraphs 170, 178 and 180.
In the absence of a signed S106 legal agreement the proposal fails to secure affordable housing provision to meet the needs of the development. As such, the proposal is not in accordance with Policies H9 (Affordable Housing) and the NPPF.
In the absence of a signed S106 legal agreement, the proposal fails to secure infrastructure and service provision to meet the needs of the development. As such, the proposal is not in accordance with Policy INF1 (Infrastructure Provision) and TRANS5 (Consideration of Development Proposals).
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