Conditions / Refusal Reasons
The site lies in the countryside in the hamlet of Gatehampton. Gatehampton is not identified as an appropriate location for any new residential development in the Development Plan, and new housing is not appropriate other than for the specific needs of agriculture or enhancements of the environment. The proposal does not represent 'infill' development as defined in the development plan and would have poor access to the services, facilities and public transport nodes of the nearest village of Goring on Thames. In turn, it does not promote the use of sustainable modes of transport as the road serving Gatehampton is a narrow, single track lane with no lighting, no footway and no passing places. A new dwelling in this location would undermine the spatial strategy for sustainable rural housing growth, contrary to development plan policies STRAT1, H1 and TRANS2 of the South Oxfordshire Local Plan 2035.
In this case, the site is on an open corner site in a sensitive location in the Chilterns Area of Outstanding Natural Beauty (AONB) which is adjacent to Goring footpath no.6. The NPPF makes it clear that development in these areas should be limited and sensitively designed and should demonstrate conservation or enhancement of the AONB. A new dwelling on the site would not conserve or enhance the character of the area but would add another substantial building in an already cluttered setting, consolidating development and detracting from the rural character of the wider area. In addition, there would be new domestic paraphernalia and lighting associated with the dwelling which would further add to clutter and visual intrusion. The proposal fails to meet the tests of para 80 of the NPPF for new dwellings in the countryside or Policy H.1.4 of the SOLP relating to despoiled sites. The proposal conflicts with Policies ENV1 and ENV12 (by introducing light pollution) of the SOLP and Policies.11 and Policy.13 of the Goring Neighbourhood Plan. In addition, the proposal conflicts with advice in Part 15 of the NPPF
The application site lies on an open edge of the Gatehampton conservation area, with views towards the fields and agricultural buildings possible from public rights of way to the west and north. The area is characterised by low levels
of enclosure and simple agricultural forms. The NPPF makes it clear that development in these areas should preserve or enhance the character of the conservation area. A new dwelling on the site would not preserve or enhance the character of the area but add another substantial building in an already cluttered setting, consolidating development and detracting from the rural character of the wider area. In addition, there would be new domestic paraphernalia and lighting associated with the dwelling which would further add to clutter and visual intrusion. The proposal conflicts with Policy ENV8 of the adopted South Oxfordshire Local Plan 2035, Policy 17 of the Goring Neighbourhood Plan and advice in Part 16 of the NPPF. The harm to the conservation area is not outweighed by the limited public benefits of the proposal.
The new dwelling is designed as a barn like structure, the cruciform plan is unlike any of the existing agricultural buildings in the area and is a form not readily seen in the AONB where barns are more typically found to be linear, multi-bay barns with projecting mid-streys in the case of threshing barns. In addition, the proposed material mix is overly varied for a simple barn like building consisting of timber cladding, brick, flint and render under a clay tile roof and flat sedum roofs. The proposed design is not locally distinctive and does not better reveal the character of the area or preserve its special interest. The proposal conflicts with Policies DES1 and DES2 of the adopted South Oxfordshire Local Plan 2035, Policy 16 of the Goring Neighbourhood Plan and advice in the Joint South and Vale Design Guide.
(Show Map - opens in new window)
