Agenda item

Reserved Matters application following Outline approval P18/S0002/O for up to 37 retirement houses, care home and 4 units of staff accommodation at Shirburn Road, to consider appearance, landscaping, layout and scale

As amended / clarified by plans and information submitted 3 September 2019, 3 April 2020, 1 May 2020, 6 May 2020 and 13 May 2020.

The Committee considered application P19/S2380/RM, which was a Reserved Matters application following Outline approval P18/S0002/O for up to 37 retirement houses, care home and 4 units of staff accommodation at Shirburn Road, to consider appearance, landscaping, layout and scale, as amended/clarified by plans and information submitted 3 September 2019, 3 April 2020, 1 May 2020, 6 May 2020 and 13 May 2020 at Steven Orton Antiques, Shirburn Road, Watlington.

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 the site had already received planning permission and that the Committee was being requested to agree reserved matters for a residential home. The planning officer also reported on the sensitivity of the site’s location; it was on the boundary of the Chilterns’ Area of Outstanding Natural Beauty (AONB) and the land to the north of the site was part of a Grade II Registered Park and Garden associated with Shirburn Castle.  There were several Grade II Listed structures within the grounds, including a church, icehouse, rotunda and a statue. Shirburn Castle was a Grade I Listed Building. The castle and grounds were also part of Shirburn Conservation Area.

The planning officer also reported that the Watlington Neighbourhood Plan aimed to safeguard land for a re-aligned B4009 to the north and west of the town.  This “Edge Road” would alleviate traffic pressure in the centre of Watlington and improve air quality. The plans displayed at the meeting showed an indicative route for an edge road. The planning officer also reported that the original plans for this application had not been satisfactory. The amended plans had addressed all concerns and were acceptable to the Landscape Officer and planning officers. The bulk and mass of the original proposal had been reduced and architectural details were traditional and of high quality.  The Design and Assess Statement submitted with the outline planning application stated that the development would have a maximum height of 10m.  The tallest of the proposed buildings on the site would be around 9.3m in height and would fit comfortably within the parameters set at outline stage. 

Councillor Anna Badcock, the local ward councillor, spoke objecting to the application. She supported the Pyrton Parish Council’s concerns, who, whilst not objecting to the principle of the building, were concerned about its bulk. Councillor Badcock also considered this to be urbanisation in a sensitive and prominent site of great importance to Pyrton and Watlington. She also had concerns regarding increased traffic flow and over provision of parking spaces.

Responding to a question from the committee regarding conserving and promoting biodiversity on the site, the planning officer reported that the Adopted South Oxfordshire Core Strategy 2027, contained policy CSB1, which related to conservation and the improvement of biodiversity. At outline stage an ecological survey had not identified any significant populations of protected species, although there was a confirmed net loss of biodiversity. The planning officer explained that at a loss of 0.53 biodiversity units there was a nominal loss of £8,000 per unit, meaning an additional cost of £4,876 to the developer to offset the loss. The planning officer confirmed that this was in compliance with the spirit of policy CSB1 and was satisfied that the developer would comply with the offset arrangements. The committee were also informed that the applicant had already made several changes, including alterations to landscaping, keeping public open space and pushing the development away from the AONB. The committee was shown a plan of the landscaping details.

The planning officer concluded by stating that the proposals would ensure high standards and quality of design, having regard to the site, site constraints and the surrounding area. Policy D1 (Part 1) of the Pyrton Neighbourhood Plan required that development proposals ensured high standards and quality of design, having regard to the site, site constraints and surrounding area, including, where relevant, the Conservation Area. It was considered that the proposal accorded with this policy and the other relevant development plan policies in relation to design, character heritage and landscape impact. 

 A motion, moved and seconded, to grant reserved matters approval was declared carried on being put to the vote.

RESOLVED: that reserved matters approval for application P19/S2380/RM be granted subject to the following conditions:

1.         Development in accordance with approved plans

2.         Schedule of materials to be submitted for approval

3.         Landscape to be implemented prior to first occupation

4.         Biodiversity Enhancement Plan

5.         Details of estate road and footpaths

6.         Provision and retention of parking