Planning Application Details

The proposed development would result in the loss of an area intended for soft landscaping to soften the visual impact of the development of the original Mulberry House site with three large dwellings. The proposal would bring two-storey built form much closer to the road than the surrounding properties and would present a two-storey, half-hipped gable end at close quarters to the road frontage when approached from the south. The proposal would appear unduly cramped in comparison with surrounding development in relation to the proximity to the roadside boundary and to the boundary with the adjoining property, Hedges. As such, the proposed development would conflict with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035 and advice contained within Section 7 of the South Oxfordshire Design Guide 2016 and the NPPF and NPPG.

The proposed development would require the removal of young trees planted to mitigate the loss of trees subject to a Tree Preservation Order that were felled without permission several years ago. The proposal to relocate two of the trees is unacceptable, because the proposed replanting locations already contain other trees planted to soften the previous development and would not accommodate more planting. The area of land proposed for this additional dwelling is land that needs to be left as undeveloped space to allow for the replacement trees to grow to maturity without conflict. In doing so they will help to soften the existing development and begin to re-establish the sylvan character of the area previously lost. As such, the proposed development would result in the loss of these trees and be contrary to Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035 and advice contained within Technical Document 2 of the South Oxfordshire Design Guide 2016 and Section 131 of the NPPF and the NPPG.

The proposed development would involve vehicles manoeuvring into and out of parking spaces within close proximity of a junction with a busy, classified road. The splays demonstrated show a vehicle parked allowing egress in a forward gear, however it is likely that vehicles will park in a forward motion and when egressing the space will be in a reverse manoeuvre which results in significantly reduced levels of visibility. In conjunction with the limited forward visibility available for vehicles entering the site, the proposal would introduce conditions prejudicial to highway and pedestrian safety. As such, the proposed development would be in conflict with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and advice contained within the NPPF and NPPG.

The development to which this refusal relates has not demonstrated how the development will achieve at least a 40% reduction in carbon emissions compared with code 2013 Building Regulations. As such, the development does not comply with the requirements of Policy DES10 of the South Oxfordshire Local Plan 2035.