Description
Replacement dwelling with associated, parking access, detached outbuilding and energy strategy as par amended plans and additional supporting information submitted 26 July 2021.
Conditions / Refusal Reasons
Given the design, scale and position of the replacement dwelling, the proposal would have a materially greater impact on the character of the site when compared with that existing and be highly visible from the wider public vantage points, inside of Key View 4 of the Tetsworth Neighbourhood Plan. The traditionally domestic character of the dwelling proposed is out of keeping with the existing agricultural appearance of the site and the development would begin to erode some of the special characteristics of the site's rural setting to the south of Tetsworth. The proposed development would have a negative impact upon the character and appearance of the existing plot, the wider landscape which goes some way in defining the edges of the village and its historic pattern of development. As such, the proposed development would be contrary to Policies STRAT1, H18, DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035, policies TET1, TET3 and TET4 of the Tetsworth Neighbourhood Plan, advice from the South Oxfordshire Design Guide 2016 and Government guidance set out in the National Planning Policy Framework.
The application does not provide details of an appropriate layout to optimise the distance between the source and noise-sensitive receptors nor does it incorporate good design to minimise noise transmission to achieve a best case scenario. Without an appropriate design and layout alongside the insulation package proposed, vehicle noise and pollution from the adjacent M40 will have a negative impact on the amenity of the proposed dwelling and human health. The proposed development fails to comply with Policy ENV11 of the South Oxfordshire Local Plan 2035 and Government guidance set out in the National Planning Policy Framework, the National Planning Practice Guidance, the Professional Practice Guidance on Planning & Noise 2017 and The Noise Policy Statement for England 2010 (NPSE).
No contaminated land questionnaire and / or appropriate contamination assessment has been submitted with the application. As such, the council has been unable to assess the suitability of the site for the proposed residential development from a contaminated land perspective, to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with policies EP2 and ENV11 of the SOLP 2035 and Government guidance set out in the National Planning Policy Framework.
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