Planning Application Details

Plots 1-3 of the proposed development would have a rear aspect and gardens that would be dominated by trees T14 and T16, which are subject to an Area Tree Preservation Order and retained under the proposed landscaping scheme. These trees would reduce the amount of usable private amenity space to an unacceptable degree, bearing in mind these gardens would be north-facing and overshadowed by the dwellings themselves for much of the day. As such, the proposal would be in conflict with Policy DES5 of the South Oxfordshire Plan 2035 and Paragraph 127 f) of the NPPF.

The application contains two sets of arboricultural documents that contradict each other, showing different site layouts. Although the trees along the north-western site boundary are of moderate individual quality, they do provide valuable screening of the development for the neighbouring property to the north east. It is likely the future occupiers of Plot 2 will find T16 a nuisance and quickly seek its removal, therefore the current proposal is unsustainable. The landscaping plan shows no new planting along this boundary to help secure the long-term screening or softening needed to integrate the development into its sylvan setting. In addition, no details have been provided of the structured tree pit requirements for the proposed Liquidamber tree to be planted opposite unit 2 in the narrow soft verge. As such, the proposal would be contrary to Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035 and the South Oxfordshire Design Guide 2016 Trees & Landscape Technical Documents and Paragraph 170 b) of the NPPF.

In comparison with planning permission P17/S1322/FUL, the proposed site plan requires more hardsurfacing for parking and turning to cater for the additional dwelling. This would reduce the areas available for landscaping along the site frontage and around the front of the dwellings and alongside the boundary with Holly Trees, worsening that particular visual relationship. Instead of providing more landscaping to offset the additional built form from the sixth dwelling, cumulatively, this would result in a significant reduction in the scope for screen planting. The hedge shown along the boundary with Holly Trees is shown to be shorter on the proposed site plan than on the proposed landscape plan. The significantly harsher appearance would be harmful to the character of the surroundings, bearing in mind the site's location at the northern edge of the settlement where the Chilterns AONB boundary lies immediately to the north of the roadside boundary. As such, the proposal would be in conflict with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035 and advice at Paragraph 130 of the NPPF.

The most recent ecological survey was undertaken in July 2018 and was submitted with a previous application P17/S1322/FUL. In accordance with best practice an updated preliminary roost assessment (PRA) has not been submitted in support of this application. In the absence of this information, the application is contrary to Policy ENV2 of the South Oxfordshire Local Plan 2035 and Paragraph 175 of the NPPF.

Unauthorised car repair activities have been occurring on site, that may have resulted in contamination. No appropriate contamination assessment has been submitted with the application. As such, the proposal is contrary to Policy EP11 of the South Oxfordshire Local Plan 2035 and Paragraph 178 of the NPPF.