Planning Application Details

That the proposal would be contrary to policy EN5 of the Oxfordshire Structure Plan, policy G4 of the Oxfordshire Structure Plan (Deposit Draft), policies GB1 and GB2 of the Council's adopted Central Oxfordshire Local Plan and policies GB2 and GB3 of the Council's approved South Oxfordshire Local Plan (as proposed to be modified). The site lies within the Oxford Green Belt wherein there is a general presumption against new development apart from that which is essential for the needs of agriculture, forestry and recreation or some other purpose appropriate to the Green Belt. In addition, where new development is permitted within the Green Belt it should be sited and designed to ensure its impact on the open, rural character and visual amenity of the Green Belt is minimised. It is considered that the proposed buildings, by virtue of their siting, size, height and bulk would be highly prominent and visually intrusive in the open countryside and detract from the open nature and visual amenity of the Oxford Green Belt. Furthermore, the applicant has not shown any overriding justification to warrant the development on this open, prominent site. That the proposal would be contrary to the general and environmental policies of the Oxfordshire Structure Plan (policies G1, EN1, EN4 and EN7), the Oxfordshire Structure Plan (Deposit Draft) (policies G1, G2, G5, EN1 and EN5), the Central Oxfordshire Local Plan (policies G1, G3, C1 and C5) and the South Oxfordshire Local Plan (policies G1, G5, C1 and C3) as proposed to be modified). The site lies within an Area of Great Landscape Value, outside the built up area of any settlement and its development would constitute an undesirable intensification of isolated and sporadic development in the open countryside to the detriment of the rural character and visual amenity of the locality. That the development would be contrary to Central Government advice set out in Planning Policy Guidance Note 2 - Green Belts, which states that there is a general presumption against inappropriate development within the Green Belt except for the needs of agriculture, forestry, outdoor sport, cemeteries and other uses of land which preserve the openness of the area. Having regard to the siting and design of the proposed farmbuildings, and the open, elevated nature of the proposed site, it is considered that the proposal would be prominent and intrusive and detract from the openness and visual amenity of the Oxford Green Belt. That in dismissing an appeal against the decision of the District Council to refuse planning permission for the erection of new farm buildings on a site on the north side of Pound Lane, opposite this application site, the Inspector stated: "Although there is some natural screening available, and extra landscaping which is a reserved matter is intended, the size of the proposed farm buildings is likely to be such that they would be clearly seen against the skyline from the roads adjoining the site, and the Shepherds Pit Road to the west. The site itself is elevated and the visual impact on such a significant group of new buildings would extend over a wide area of countryside. Structure Plan Policy EN4 calls for careful control over location, scale and type of development to protect Areas of High Landscape Value, while Policy EN7 allows special consideration to be given to cases of proven agricultural need where development in the open countryside is proposed. The appeal site is in open countryside and the development would be likely to be intrusive. Given the need to protect Green Belts and Areas of Great Landscape from the effects of intrusive development it is my view that this proposal could only be accepted on this site if there were no other possible site available for siting the new farm buildings." It is considered that this statement applies equally to this present proposal.