Conditions / Refusal Reasons
The proposed development would comprise new permanent residential development beyond the existing built-up area of Wallingford in the open countryside on land that is not previously developed and is currently in an agricultural open countryside use. The principle of development on the site is not accepted and the proposal is contrary to the overall spatial development strategy and locational policies of the South Oxfordshire Local Plan 2035. The proposed development is contrary to Policy STRAT1 (Overall Strategy), Policy STRAT2 (Housing Requirements), and Policy H1 (Delivering New Homes) of the South Oxfordshire Local Plan 2035, and Wallingford Neighbourhood Plan Policy WS1 (Local Strategy for Wallingford) and Policy WS3 (Development Within the Built-up Area).
The proposed development is located beyond the existing built-up area of Wallingford in the open countryside within the setting of the North Wessex Downs AONB. The proposed new buildings are not sensitively located and designed to avoid or minimise impacts on the AONB and would have an adverse impact on the landscape, neither conserving or enhancing the natural scenic beauty of the AONB. The proposal would extend the built-up limits of Wallingford into open countryside and would harm the landscape and rural character of the area and have an adverse impact on public views. As such, the proposed development will not visually enhance or complement its surroundings and does not respond positively to the site or surrounding area. The proposed development is contrary to the National Planning Policy Framework and Policy ENV1 (Landscape and Countryside), Policy DES1 (High Quality Development), Policy DES2 (Enhancing Local Character) and Wallingford Neighbourhood Plan Policy HD1 (Design) and Policy HD2 (Sustainable Design).
The parameter plans propose a layout, urban grain and heights at odds with the character of the edge of settlement location. The development does not respect the existing local context or complement the scale and height, or grain of the surrounding area. The development also fails to demonstrate it can provide space for an adequate landscape buffer, that it can provide sufficient private garden space for all properties, that it can provide sufficient usable public open space in an appropriate location, and allotments and play facilities. The proposal is contrary to Policy DES1 (High Quality Development), Policy DES2 (Enhancing Local Character), Policy DES3 (Design and Access Statements), Policy DES4 (Masterplans for Major Development) and Policy CF5 (Open Space and Recreation in New Developments) and Wallingford Neighbourhood Plan Policy WS1 (Local Strategy for Wallingford), Policy HD1 (Design) and Policy HD2 (Sustainable Design).
The proposed development would not be served by an access that would be safe and convenient for all users to the highway network. The application fails to properly assess the traffic impacts of the proposed development, the potential delays on the local highway network and the resulting impact on highway safety. The proposed development would not provide sufficient safe and practical accessibility by sustainable transport modes. As such, the proposed access, parking and overall highway impact of the proposal is contrary to Policy DES1 (High Quality Development), Policy TRANS2 (Promoting Sustainable Transport and Accessibility), Policy TRANS4 (Transport Assessments and Travel Plans), Policy TRANS5 (Development Proposals), WNDP Policy WS1 (Local Strategy for Wallingford) and WNDP Policy MC1 (Transport Statement and Travel Plan Statement), Policy MC3 (Cycling), and Policy MC4 (Safe Travel) and Policy MC5 (Vehicle Parking).
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 Policies ENV6 (Historic Environment) and Policy ENV9 (Archaeology) of the South Oxfordshire Local Plan 2035 and Wallingford Neighbourhood Plan Policy HA1 (Historic Environment).
Insufficient information has been submitted to make an informed and reasoned decision on the impact of the development on contaminated land. Based on the information submitted, it is not currently possible to define the character and full extent of contamination in the application site or identify potential options for mitigation and remediation. As such, the proposal is contrary to Policy ENV11 (Pollution - Impact of from Existing or Previous Land Uses).
In the absence of a completed Section 106 legal agreement, the proposed development fails to secure affordable housing with a suitable housing mix, type and tenure to meet the needs of the district. As such, the proposal is contrary to Policy H9 (Affordable Housing) of the South Oxfordshire Local Plan 2035 and Wallingford Neighbourhood Plan Policy HD3 (Affordable Housing and Housing Mix).
In the absence of a completed Section 106 legal agreement, the proposed development fails to secure infrastructure necessary to meet the needs of the development, including but not limited to highways, public transport, education, and waste obligations. The proposal is contrary to Policies INF1 (Infrastructure), Policy TRANS4 (Transport Assessments and Travel Plans), TRANS5 (Transport), Policy EP3 (Waste Collection and Recycling) and Policy CF5 (Open Space, Sport and Recreation in New Developments) of the South Oxfordshire Local Plan 2035. Moreover, there is insufficient secondary school capacity in Wallingford, the nearest secondary school to the site, and the impact of the proposed development on secondary education could not be suitably mitigated by the development.
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