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 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 CSS1 and CSDID3 of the South Oxfordshire Core Strategy and policies STRAT1, STRAT3, H1 and H3 of the Emerging South Oxfordshire Local Plan 2034. Related application(s): P22/S1275/DIS, P23/S1194/DIS, P23/S1737/DIS, P23/S2140/DIS, P23/S3098/DIS, P24/S0663/DIS

The proposed development would intrude into an area of open countryside beyond the edge of the built-up limits of Didcot and would harm the role the site performs as a transition between the existing edge of Didcot and the landscape beyond. The proposal would fail to protect and enhance a valued landscape and would be harmful to the setting of this part of the North Wessex Downs Area of Outstanding Natural Beauty. As such, the development is contrary to the National Planning Policy Framework, particularly paragraph 170, and policy CSEN1 of the South Oxfordshire Core Strategy, policies G2 and G4 of the South Oxfordshire Local Plan 2011 and policy ENV1 of the Emerging South Oxfordshire Local Plan 2034. Related application(s): P23/S1737/DIS, P23/S2140/DIS, P23/S3098/DIS

It has not been demonstrated that the proposed development would not threaten the health and longevity of a large number of trees on the site that are protected by a Tree Preservation Order and are of significant arboricultural value. The trees on the site make a very 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 CSEN1 of the South Oxfordshire Core Strategy, policies G2 and C9 of the South Oxfordshire Local Plan 2011 and policy ENV1 of the Emerging South Oxfordshire Local Plan 2034. Related application(s): P23/S1737/DIS, P23/S2140/DIS, P23/S3098/DIS

It has not been demonstrated that a proposal of appropriate design quality could be delivered on the site, and the council is not satisfied that the concept masterplan and the parameter plans are appropriate to inform a Reserved Matters application for the delivery of up to 176 homes. The proposal has failed to demonstrate how it would positively contribute to the Didcot Garden Town Masterplan Principles and enhance the character of the site and surrounding area. As such, the proposal is contrary to policy CSQ3 of the South Oxfordshire Core Strategy, policy D1 of the South Oxfordshire Local Plan 2011 and policies STRAT3, DES1, DES2, DES3 and DES4 of the Emerging South Oxfordshire Local Plan 2034. As stated at paragraph 130 of the National Planning Policy Framework, permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area. Related application(s): P23/S3098/DIS

Insufficient information has been submitted to make an informed and reasoned decision on the impact of the development on archaeology. Based on the information submitted, it is not possible to define the character and extent of archaeological remains at the application site or identify potential options for minimising or avoiding damage to archaeology. As such, the proposal is contrary to the National Planning Policy Framework, particularly paragraph 189, and policy CSEN3 of the South Oxfordshire Core Strategy, policies CON12 and CON13 of the South Oxfordshire Local Plan 2011 and policy ENV9 of the Emerging South Oxfordshire Local Plan 2034.

The proposed development would not be served by an access of an appropriate design and it 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 T1 of the South Oxfordshire Local Plan 2011 and policy TRANS5 of the Emerging South Oxfordshire Local Plan 2034.

The proposed development would result in the generation of vehicular trips through a sensitive part of the highway network at the Culham bridge and Clifton Hampden bridge river crossings. The local highway authority has confirmed that the road network cannot accommodate the traffic arising from the development and will therefore cause safety, congestion and environmental problems. Any new trips would create traffic congestion during peak periods. As such, the traffic impact of this development would be unacceptable and would meet the NPPF criteria of 'severe harm' and therefore justify refusal of planning permission. As such, the proposal is contrary to paragraph 109 of the National Planning Policy Framework, policy 02 of the Oxfordshire Local Transport Plan, policy CSM2 of the South Oxfordshire Core Strategy, policy T1 of the South Oxfordshire Local Plan 2011 and policy TRANS5 of the Emerging South Oxfordshire Local Plan 2034.

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 to the NPPF, policy CSH3 of the South Oxfordshire Core Strategy and policy H9 of the Emerging South Oxfordshire Local Plan 2034.

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 the NPPF, policies CSI1 and CSM2 of the South Oxfordshire Core Strategy, policies T1, D10, D12, R2 and R6 of the South Oxfordshire Local Plan 2011 and policies INF1, TRANS1b, TRANS2, ENV5 and CF5 of the Emerging South Oxfordshire Local Plan 2034.