Conditions / Refusal Reasons
The site falls outside of the built up area of Goring and is within the open countryside. The proposed development would have no direct pedestrian access to the village and would therefore be detached from public services and social and community facilities. Due to the isolated location away from the village the proposed development would not constitute sustainable development. Furthermore, the proposed development would fail to accord with the Council's definition of infill development, because it would not form the infilling of a small gap in an otherwise built up frontage, nor would the site be closely surrounded by buildings. Consequently, the proposal would detract from the character and appearance of the rural area and the landscape setting of the AONB, representing an urbanising impact on the surrounding countryside.
The development therefore fails to accord with policies STRAT1, H1, H4, H13 of the South Oxfordshire Local Plan 2035, policies 01, 02 and 11 of the Goring Neighbourhood Plan, and the NPPF.
The specialist housing development for older people is classified as 'more vulnerable development' as the site lies entirely in flood zone 2 and is partially located in flood zone 3a. A sequential test has not been submitted in support of the application. This is required to help steer new development to areas with the lowest risk of flooding. The development would impede the flow of flood water, increase the risk of flooding elsewhere and add to the resident population in an area liable to flood. There are alternative sites available which would be appropriate for the proposed development in areas with a lower risk of flooding.
The development therefore fails to accord with policy EP4 of the South Oxfordshire Local Plan 2035 and paragraphs 159, 162 and 167 of the NPPF which seeks to minimise the risk and impact of flooding, directing new development to areas with the lowest probability of flooding.
The site is situated within the AONB where development with a net gain of 5 or more dwellings are required to provide 40% affordable housing via a financial contribution. In the absence of financial contributions and obligations to meet the affordable housing needs generated by the additional development, the proposal would result in a harmful impact on existing services and social infrastructure. As such the proposal is contrary to policy H9 of the South Oxfordshire Local Plan 2035, and to the National Planning Policy Framework.
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