Planning Application Details

Due to the scale, design and positioning of the two storey and first floor extension proposed, the development would obstruct existing views across the rear elevation of the historic Grade II Listed dwellinghouse and result in the loss of existing architectural features of historic interest. The proposed extensions would reduce the legibility of the building and its phasing which demonstrates the changes in lifestyle and function in the 19 century and require the loss of fabric, resulting in less than substantial harm to the significance of the building including its historic and evidential interest. There are no measurable public benefits, heritage-related or otherwise, to outweigh the harm arising from the development proposed. The proposals would result in harm to the special characteristics and significance of the Grade II listed building, contrary to section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990, paragraph 202 of the NPPF, Policies ENV6 and ENV7 of the South Oxfordshire Local Plan 2035, and Policy TET2 of the Tetsworth Neighbourhood Development Plan.

The Council has a legal duty to consider the impacts of decision-making on European protected sites and species, where impacts are reasonably likely to occur. This duty applies to the Council when "exercising any of its functions". If the Council is being asked to assess or agree to anything (e.g. planning applications, tree works applications, listed building consent applications, permitted development notifications, demolition notices, etc.), the potential for impacts on European protected species must be considered. This application is supported by a Preliminary Roost Assessment / Ecological Appraisal (PRA / PEA) which identifies the host dwelling as having a high value / potential to support roosting bats. The report notes that the proposed demolition works and redevelopment of the existing rear wing, could cause disturbance, death or injury to bats and their habitats if present. Recommendations of the report include three bat emergence and re-entry surveys to be undertaken during the active bat season. Without the submission of these detailed surveys it has not been possible to assess whether the development proposed development would result in harm to a European Protected Species and / or their habitats contrary to criteria outlined under the Conservation of Habitats and Species Regulations 2010 and amendments and Schedule 5 of the Wildlife and Countryside Act 1981, paragraphs 174, 179 and 180 of the NPPF and Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.