Planning Application Details

The proposed development given its location, scale and nature fails to accord with the strategy for new housing development in Cholsey. It would be located on greenfield land, outside the built-up area of the village and on a site not allocated for housing growth in the village. Such unplanned growth is not considered to be sustainable in this location, undermining the plan-led approach to sustainable development in the district. Therefore, the development is contrary to policies STRAT1, STRAT2 and H1 of the South Oxfordshire Local Plan 2035 and policies CNP H1, CNP H1a and CNP H2 of the Cholsey Neighbourhood Plan 2019.

The development will completely change the character of open countryside on the eastern edge of the Cholsey, both in landscape character and visual terms. It will erode the soft rural setting of the village as you enter from Wallingford and extend the built-up area in a pattern that would further erode the nucleated settlement character and more sparsely settled fringe development character when transitioning to the open countryside. Therefore, is contrary to policy ENV1 of the South Oxfordshire Local Plan 2035 and policy CNP E1 of the Cholsey Neighbourhood Plan 2019.

Whilst all matters relating to scale, appearance and layout are reserved for future consideration, the proposed development in the illustrative masterplan with the parameters specified (27 large dwellings), does not indicate that a well-designed place can be achieved. By virtue of its form and access arrangements, it would result in a development that would not be sufficiently integrated and connected to the wider built context and would fail to make a positive contribution to the quality of the character and functionality of the wider settlement. In turn, this would fail to establish a strong sense of place. It is unlikely there is sufficient space for quality landscaping, or that private amenity space could be accommodated into site, based on the parameters proposed. The proposed development would therefore be contrary policies DES1, DES2, DES3, DES4 and DES5 of the South Oxfordshire Local Plan 2035, and policy CNP H5 of the Cholsey Neighbourhood Plan 2019.

The proposed development would have an adverse impact on the setting of nearby listed buildings, neither conserving or enhancing historic significance of these assets, particularly Blackalls Farmhouse. The development also has the potential to affect a site of archaeological interest with a possible prehistoric earthwork enclosure located within the site. The submitted desk-based assessment omits a number of important sources of data and as such fails to provide an acceptable assessment of the archaeological potential of the site. It is considered the public benefits of the development do not sufficiently outweigh the identified harm. The proposed development is therefore contrary to policies ENV6, ENV7 and ENV9 of the South Oxfordshire Local Plan 2035 and policy CNP E4 of the Cholsey Neighbourhood Plan 2019.

The site's woodland is a Priority Habitat and identified as an important area of green infrastructure next to the village. The proposed development would cause the loss of these habitats on the site and inadequate information has been submitted to demonstrate that the proposed development would not lead to a no net loss of biodiversity. The overall limited benefits of the scheme are not considered to outweigh this. The submitted supporting ecological information is also considered to be out of date. No receptor site has been identified for reptiles. New evidence also indicates the site is now likely to be a habitat for Great Crested Newts, and no updated relevant information, assessment or mitigation had been submitted to ensure they are not harmed. The development is therefore contrary to policies ENV2 and ENV3 in the South Oxfordshire Local Plan 2035.

A Tree Preservation Order covers several trees on the site. Insufficient information has been submitted to demonstrate that the proposed development can be achieved without damaging trees protected by a Tree Preservation Order or that the development would allow for the future growth potential of several of the trees. Surveys are now out of date and do not present an accurate reflection of the trees on the site. The development is therefore contrary to policy ENV1 in the South Oxfordshire Local Plan 2035.

The site is considered to be at high risk from groundwater flooding. It has not been demonstrated that the site has been considered sequentially, to ensure new housing is located in areas with the least risk of flooding. Inadequate information has been submitted to demonstrate that the site can be drained effectively, and there is insufficient evidence to demonstrate that the existing water network infrastructure in this location can support the proposed scheme. Therefore, the development is contrary to policies DES8, INF1, INF4 and EP4 in the South Oxfordshire Local Plan 2035 and policy CNP I3 in the Cholsey Neighbourhood Plan 2019.

The proposed development fails to provide an appropriate mix of housing and tenure provision for the district's affordable housing needs. The greater proportion of dwellings proposed have over three bedrooms, which is inappropriate for this sector and the identified need. In turn, this results in a density which does not make an efficient use of the land. The development is therefore contrary to policies H9, H11, DES7 and STRAT5 of the South Oxfordshire Local Plan and policies H4 and H1b of the Cholsey Neighbourhood Plan 2019

In the absence of a completed S106 legal agreement, the development fails to secure affordable housing to meet the needs of the district and fails to secure infrastructure necessary to meet the needs of the development. The development is therefore contrary to policies H4, H9 and INF1 of the South Oxfordshire Local Plan 2035 and policy I1 of the Cholsey Neighbourhood Plan 2019.