Planning Application Details

The proposed development fails to accord with the strategy for new housing set out in the development plan. The application site is located outside of the settlement of Lower Shiplake, is not a site allocated for development, and would not constitute infill development. As such, it does not fall within one of the categories where development is acceptable and is contrary to, policies STRAT1, H1, H8 and H16 of the South Oxfordshire Local Plan 2035.

The proposed development would result in the loss of the role of the site as a transitional space between the settlement of Lower Shiplake to the east and countryside to the west. The site is important for its openness and contribution to the semi rural landscape character of the area. The proposal is therefore contrary to Policy ENV1 of the South Oxfordshire Local Plan 2035 and paragraph 170 of the National Planning Policy Framework.

The proposed development does not respect the settlement pattern of Lower Shiplake and would have a detrimental impact on the character of the area. The layout is unsatisfactory as it does not take into account the context, constraints and opportunities of the site and results in a poor design quality. The design, scale and massing of the dwellings is not in keeping with the character of the local area and does not provide a form of quality architecture. The layout and design of the dwellings would not be tenure blind as there would be a clear distinction between market and Affordable units. The proposal does not promote sustainable design and has not demonstrated a reduction in carbon emissions required by Policy DES10. The proposed development is contrary to policies H9, DES1, DES2, DES3, DES8, DES10 and ENV1 of the South Oxfordshire Local Plan, paragraphs 127 and 130 of the National Planning Policy Framework and the South Oxfordshire Design Guide.

The proposal does not provide a mix of market dwellings, including smaller dwellings, as set out in the Oxfordshire Strategic Housing Market Assessment 2014. The proposed development is therefore contrary to paragraph 8 of the National Planning Policy Framework and policies H11 and DES1 of the South Oxfordshire Local Plan 2035.

The proposed development does not demonstrate that it would protect the health and longevity of trees on the eastern boundary of the site that are protected by a Tree Preservation Order. The trees on the site make a positive contribution to the character of the landscape and are a significant constraint to development. The loss of these trees would be harmful to the character and appearance of the site and its surroundings and as such, the development is contrary to, policy ENV1 of the South Oxfordshire Local Plan 2035 and paragraph 170 of the National Planning Policy Framework.

The proposal fails to demonstrate an appropriate drainage strategy for the site, including its location in a Source Protection Zone 1. The proposals are therefore contrary to policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035 and paragraphs 163 and 165 of the National Planning Policy Framework.

The proposed development would not be served by an access with the requisite visibility splays and therefore would not be satisfactory in terms of highway safety. As such, the proposal is contrary to paragraph 109 of the National Planning Policy Guidance, policy TRANS5 of the South Oxfordshire Local Plan 2035 and paragraph 108 of the National Planning Policy Framework.

In the absence of a completed Section 106 legal agreement, the proposal fails to secure affordable housing to meet the needs of the district. As such, the development is contrary policy H9 of the South Oxfordshire Local Plan 2035.

In the absence of a completed Section 106 legal agreement, the proposal fails to secure infrastructure necessary to meet the needs of the development. As such, the development is contrary to policies INF1 and CF5 of the South Oxfordshire Local Plan 2035.