Agenda and minutes

Planning Committee
Wednesday, 15 January 2020 6.00 pm

Venue: The Fountain Conference Centre, Howbery Park, Benson Lane, Wallingford OX10 8BA

Contact: Paul Bateman  Email:  paul.bateman@southandvale.gov.uk

Items
No. Item

140.

Chairman's announcements

To receive any announcements from the chairman and general housekeeping matters.

Minutes:

The Chairman welcomed everyone to the meeting, outlined the procedure to be followed and advised on emergency evacuation arrangements.

 

The Chairman agreed to a 10-minute break after consideration of Item 9, which would have the effect of extending the guillotine cut-off time for the meeting.

 

141.

Minutes of the previous meetings pdf icon PDF 128 KB

To adopt and sign as a correct record the Planning Committee minutes of the meetings held on 2 and18 December 2019. 

Additional documents:

Minutes:

RESOLVED: to approve the minutes of the meetings held on 2 and 18 December 2019 as a correct record and agree that the Chairman sign these as such.

 

142.

Declarations of interest

To receive any declarations of disclosable pecuniary interests in respect of items on the agenda for this meeting.  

Minutes:

Lorraine Hillier declared in relation to item 12 on the agenda, application P19/S0596/FUL, Chiltern House, 45 Station Road, Henley on Thames, that she had some business connections with Chiltern House and would therefore be stepping down from the committee for this item.

143.

Urgent business

To receive notification of any matters which the chairman determines should be considered as urgent business and the special circumstances which have made the matters urgent and to receive any notification of any applications deferred or withdrawn.

Minutes:

The planning officer reported that there was a need for a committee site visit in respect of, application P19/S2305/RM, Land off Cats Lane, Stadhampton (minute 144 below refers).

144.

Proposals for site visits

Minutes:

In consultation with the planning officer, the chairman proposed the postponement of application P19/S2305/RM, land off Cats Lane, Stadhampton, to allow for a site visit in order that members can view the site and judge the effect of the proposed development. The committee agreed to this proposal. 

145.

Public participation

To receive any statements from members of the public that have registered to speak on planning applications which are being presented to this committee meeting. 

Minutes:

The list showing members of the public who had registered to speak was tabled at the meeting.

146.

P19/S0058/FUL - Land to the south of Creek End, Abingdon Road, Burcot, OX14 3DJ pdf icon PDF 158 KB

Proposed erection of a detached five-bedroom dwelling and a detached double garage.

Additional documents:

Minutes:

The committee considered application P19/S0058/FUL, for a proposed erection of a detached five-bedroom dwelling and a detached double garage on land to the south of Creek End, Abingdon Road, Burcot, OX14 3DJ.

 

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report which formed part of the agenda pack for this meeting.

 

The planning officer advised the committee that the site was not identified by the Environment Agency as being susceptible to flooding. The Council’s Drainage Engineer had acknowledged the existence of some flood risk but had not objected to the application. The developer had undertaken to provide two passing places on the private road, Horseshoe Lane, thereby providing a carriageway improvement which would benefit local residents.

 

Glenn Pereira spoke on behalf of Clifton Hampden Parish Council, objecting to the application.

 

Simon Oakland, a local resident, spoke objecting to the application.

 

Alex Cresswell, the agent, spoke in support of the application.

 

Sue Casey-Rerhaye, the local ward councillor, spoke objecting to the application.

 

A motion moved and seconded, to grant planning permission was declared carried on being put to the vote.

 

RESOLVED; to grant planning permission for application P19/S0058/FUL subject to the following conditions;

 

Planning permission is granted subject to the following conditions;

 

1.         Three-year time limit;

2.         Approved plans;

3.         Construction Traffic and Environmental Management Plan (pre-       commencement);

4.         Survey of road and required repairs (prior to commencement);

            Prior to the commencement of the development hereby approved a             condition survey of the access road (that extends from the site to the     western access point of the ‘Horseshoe Lane’ with the A415) shall be       undertaken and submitted to the local planning authority. Prior to the             occupation of the dwelling a scheme to restore the road and verges (to       its condition prior to the commencement of the development) shall be     completed in accordance with a written scheme of restoration that shall    first be submitted to and approved in writing by the local planning             authority.

 

            Reason: In the interests of highway safety and to protect the amenities       of neighbouring occupiers in accordance with Policies T1 and EP2 of   the South Oxfordshire Local Plan 2011.

 

5.         Tree protection;

6.         External materials;

            Construction of the dwelling hereby approved shall not continue above       slab level until full details of the external materials and finishes to be        used in the construction of the development have been submitted to      and approved in writing by the Local Planning Authority. The written             details shall include (as a minimum) a photographic example of each          material, the material name and manufacturer/supplier name.           Thereafter the development shall be completed in accordance with the            approved details.

 

            Reason: To ensure the development is compatible with its     surroundings, to protect the character and appearance of the conservation area in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies D1, G2 and H4 of         the South Oxfordshire Local Plan 2011.

 

7.         Parking and turning;

            Prior to the first occupation of the development hereby approved, the  ...  view the full minutes text for item 146.

147.

P19/S2517/FUL - The Old Post Office, 5 Wharf Road, Shillingford, OX10 7EW pdf icon PDF 107 KB

Three bay timber-framed and clay-tiled roof with oak-clad garage and store.

Additional documents:

Minutes:

Ken Arlett arrived partway through this item and took no part in the discussion or decision on the application.

 

The committee considered application P19/S2517/FUL, for a three-bay timber-framed & clay-tiled roof, with oak clad garage and store at the Old Post Office, 5 Wharf Road, Shillingford, OX10 7EW.

 

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report which formed part of the agenda pack for this meeting.

 

The planning officer reported that consideration of this application was deferred from 2 December 2019, owing to the meeting having reached the time guillotine prior to its consideration. In addition, Sue Cooper, a local ward councillor, had asked for the application to be called in.

 

Michael Herbert, a local resident, spoke in support of the application.

 

Henry Venners, the agent, spoke in support of the application.

 

Richard Pullen, the applicant, spoke in support of the application.

 

The committee were concerned that the proposal would not constitute limited infilling and would be inappropriate development within the Green Belt and therefore harmful, notably to the openness of the Green Belt. The proposal was also contrary to several key council policies. The loose knit and rural character of this part of the Conservation Area would also be eroded.

 

A motion moved and seconded, to refuse planning permission was declared carried on being put to the vote.

 

RESOLVED; to refuse planning permission for application P19/S2517/FUL for the following reasons:

 

1.    The site lies within the Oxford Green Belt, where there is a general

            presumption against new development in order to conserve the special      and historic character of the City and to preserve the countryside   outside it. The proposed garage would not constitute limited infilling    and would be inappropriate development within the Green Belt and is             therefore by definition harmful. Having regard to the position of the building in this open and undeveloped part of the site the development    would significantly harm the openness of the Green Belt. There are no    'very special circumstances' that would outweigh the harm caused by             virtue of inappropriateness or to the openness of the Green Belt. The          proposal is contrary to Policies CSEN2 and CSR1 of the adopted South Oxfordshire Core Strategy, Policies H4 and GB4 of the South         Oxfordshire Local Plan 2011, Green Belt policy of the National

            Planning Policy Framework (NPPF) and Policies H3 and VC1 of the            Warborough and Shillingford Neighbourhood Plan.

 

2.    The provision of a building on this open site would consolidate the built       form on the frontage of Wharf Road, eroding the loose knit and rural         character of this part of the Shillingford conservation area contrary to           the provisions of section 77 of the Planning (Listed Buildings and          Conservation Areas) Act 1990, Policy CSEN3 of the South Oxfordshire   Core Strategy, Policy CON7 and G2 of the South Oxfordshire Local             Plan, Policy VC1 of the Warborough and Shillingford Neighbourhood          Plan and paragraph 196 of the NPPF.

 

 

148.

P19/S2305/RM - Land off Cat Lane, Stadhampton pdf icon PDF 245 KB

Reserved Matters application following outline application ref. P16/S3690/O for the erection of two detached dwellings upon the building plot located off Cat Lane, Stadhampton for appearance, landscaping, layout and scale.

(As clarified and amended by revised drawings and contaminated land questionnaire accompanying Agents email dated 25 October 2019).

Development of two detached dwellings upon the building plot located off Cat Lane, Stadhampton.

Additional documents:

Minutes:

Consideration of this item was deferred, pending a site visit (minute 144 refers).

149.

P19/S2720/FUL - Unit 5, Goodson Industrial Mews, Wellington Street, Thame, OX9 3BX pdf icon PDF 116 KB

Redevelopment of an office building (Class B1(a)) to provide eight 2-bed apartments (Class C3) with associated access and landscaping works and the provision of access and landscaping improvements to office/industrial units (as amended by additional supporting information regarding highway issues received 14 October 2019, and by amended plans received 29 November 2019, removing timber panelling from ground floor windows on the south elevation, proposing obscure glazing in two first floor windows on the east elevation, providing car parking spaces to standard, and providing internal elevations of lightwell / courtyard in centre of building).

Additional documents:

Minutes:

David Bretherton, a local ward councillor, stood down from the committee for consideration of this item.

 

The committee considered application P19/S2720/FUL, for the  redevelopment of an office building (Class B1(a)) to provide eight 2-bed apartments (Class C3) with associated access and landscaping works and the provision of access and landscaping improvements to office/industrial units (as amended by additional supporting information regarding highway issues received  14 October 2019, and by amended plans received 29 November 2019, removing timber panelling from ground floor windows on the south elevation, proposing obscure glazing in two first floor windows on the east elevation, providing car parking spaces to standard, and providing internal elevations of lightwell / courtyard in centre of building), at Unit 5, Goodson Industrial Mews, Wellington Street, Thame, OX9 3BX.

 

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report which formed part of the agenda pack for this meeting.

 

The committee noted Thame Town Council’s view regarding the potential effect upon employment levels. The planning officer advised the meeting that the proposed development provided a realistic fall-back from the prior approval, in terms of employment prospects, which represented a valid material consideration. In response to a question from the committee, the planning officer reported that there was no justification to require further marketing of the site for employment purposes.  

 

Councillor Linda Emery spoke on behalf of Thame Town Council, objecting to the application.

 

Graeme Markland, Thame Town Council Neighbourhood Planning Officer, spoke on behalf of that council, objecting to the application.

 

Alex Edge, the agent, spoke in support of the application.

 

David Bretherton, a local ward councillor, spoke objecting to the application.

 

A motion moved and seconded, to grant planning permission was declared carried on being put to the vote.

 

RESOLVED; to grant planning permission for application P19/S2720/FUL subject to the following conditions and the completion of a unilateral undertaking with Oxfordshire County Council to pay for changes to the Traffic Regulation Order in relation to double yellow lines;

 

1.   Development must commence within 3 years.

2.   Development must be in accordance with the approved plans.

3.    Removal of permitted development rights to convert retained commercial

       buildings (Units 1a, 1, 2, 3 and 4) to residential use.

4.   Materials used shall be those specified on the plans.

5.  Two windows on first floor of the south east elevation shall be obscure   

      Glazed.

6.   First floor courtyard windows to be fitted with louvres to prevent overlooking.

7.   Existing vehicular access onto Wellington Street to be improved to County

      Council specification.

8.   Vision splays to be provided and retained unobstructed.

9.   Parking & manoeuvring areas to be provided and retained.

10. Cycle parking facilities to be provided in accordance with plans.

11. Construction Traffic Management (details required).

12. Landscaping scheme (including boundary treatment) must be submitted          for approval.

13. Archaeology (Submission and implementation of Written Scheme of

      Investigation).

14. Contaminated Land (phased risk assessment shall be submitted and

      approved).

15.  Contamination (No occupation until approved remediation strategy

      implemented).

16:  ...  view the full minutes text for item 149.

150.

P19/S0596/FUL - Chiltern House, 45 Station Road, Henley-on-Thames, RG9 1AT pdf icon PDF 101 KB

Erection of a 3 bedroom apartment on the flat roof of the existing office building, using factory built modular construction techniques (revised plans received 12th November 2019, reducing the scale of the proposed building and amending the design; correction to eastern elevation, roof plan and balustrade detail on 6th December 2019).

Additional documents:

Minutes:

Ken Arlett, a local ward councillor, stood down from the committee for consideration of this item.

 

Lorraine Hillier declared an interest in relation to this application, in that she had some business connections with Chiltern House and stood down from the committee for consideration of this item.

 

The committee considered application P19/S0596/FUL, for the erection of a three-bedroom apartment on the flat roof of the existing office building, using factory-built modular construction techniques (revised plans received 12th November 2019, reducing the scale of the proposed building and amending the design; correction to eastern elevation, roof plan and balustrade detail on 6th December 2019), at Chiltern House, 45 Station Road, Henley-on-Thames, RG9 1AT.

 

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report which formed part of the agenda pack for this meeting.

 

The planning officer reported that since the despatch of the agenda, the resident at 6 Queen’s Close had been in contact to support the proposal. The development now incorporated a smaller footprint, as there were set backs of 5m and 1.5m, thereby reducing any potential overlook of neighbours. The applicant had commissioned a report, meeting Building Research Establishment (BRE) guidance on light reduction. Similarly, in respect of Daylight Distribution (DD), all but four properties were assessed as experiencing little or no effect, or a minimal reduction in sunlight. The proposal was in a sustainable location in the street scene and in the Conservation Area. There was proposed larch cladding to improve the building’s façade and the committee considered that his should be the subject of an additional condition in the event of a grant of permission.

 

Councillor Ken Arlett, on behalf of Henley-on-Thames Town Council, spoke objecting to the application.

 

Neil Murphy, a local resident, spoke objecting to the application.

 

Emma Lawrenson, the applicant, spoke in support of the application.

 

Ken Arlett, a local ward councillor, spoke objecting to the application.

 

A motion moved and seconded, to grant planning permission was declared carried on being put to the vote.

 

RESOLVED; to grant planning permission for application P19/S0596/FUL subject to the following conditions;

 

1.    Commencement of development within three years.

2.    Development to be carried out in accordance with the approved plans.

3.    Materials to be as specified within the submitted schedule, unless otherwise agreed in writing.

4.    Prior to first occupation of the development hereby approved, an  obscure-glazed balustrade shall be installed at a minimum of 2m from the building line at the western edge of the existing roof parapet. It shall be retained as such thereafter. No access shall be formed onto the remainder of the roof space.

5.    Additional condition regarding larch cladding to façade.

 

151.

P19/S2313/FUL - Land adjacent to Village Green, Newlands Lane, Stoke Row, RG9 5PS pdf icon PDF 90 KB

Providing additional boundary treatment and amending garden levels following previous consent (as amended to reduce the proposed levels and realign fence).

Additional documents:

Minutes:

Lorraine Hillier and Jo Robb, local ward councillors, stood down from the committee for consideration of this item.

 

The committee considered application P19/S2313/FUL, for the provision of additional boundary treatment and amending garden levels following previous consent (as amended to reduce the proposed levels and realign fence), on land adjacent to Village Green, Newlands Lane, Stoke Row, RG9 5PS

 

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report which formed part of the agenda pack for this meeting.

 

Lorraine Hillier and Jo Robb, local ward councillors, spoke objecting to the application.

 

A motion moved and seconded, to grant planning permission was declared carried on being put to the vote.

 

RESOLVED; to grant planning permission for application P19/S2313/FUL subject to the following condition;

 

1.     Development to be carried out in accordance with the approved plans.