Agenda item

Demolition of workshop. Erection of new build dwelling with gardens.

Councillor Celia Wilson left the meeting prior to the vote on this item.

Councillor Sarah Gray, the local ward councillor, stepped down from the committee and took no part in the debate or voting for this item.

The committee considered application P19/S4615/FUL for the demolition of workshop, erection of new build dwelling with gardens at workshops to the rear of New Inn Court, off B4027, Beckley.

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 was located within the Oxford Green Belt.  A prior notification application to change the use of the existing building to a dwelling under permitted development rights was granted approval on 20 June 2019.  He was satisfied that the proposal did not conflict with the purposes of the Green Belt or the reasons for including land within it.  The proposed building would be bespoke and replace an existing utilitarian design and would enhance the site and the wider landscape, rather than detract from it.  The light generation issues attaching to the proposal were however acknowledged, particularly the glazing on the southern aspect; to assist in mitigating this, the design included louvred windows.

The planning officer also reported an intention to add a landscaping condition, which would require details of additional or replacement planting, to assist in assimilating the new building into its setting. It was also considered necessary to apply a condition which would require a scheme relating to any new external lighting on the building.

Mr. Andrew Clarke, a representative of Stanton St. John Parish Council, spoke objecting to the application.

Ms. Nicola Mallows a representative of Gresswell Environment Trust, Stanton St John,spoke objecting to the application.

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

Councillor Sarah Gray, the local ward councillor, spoke objecting to the application.

The committee noted that new housing outside of settlements was not supported by the development plan and that therefore this proposal would conflict with the Council’s Housing Strategy. They considered that there was a fundamental objection in principle to erecting a dwelling in this location. The committee was also concerned about the impact upon the Green Belt. Citing the National Planning Policy Framework (NPPF), it noted that there was a presumption against inappropriate development. Paragraph 143 stated that inappropriate development was harmful to the Green Belt and should not be approved except in very special circumstances. In addition, it considered that the development would be harmful to a site of special scientific interest (SSSI), some 600 meters distant.

The committee considered that the proposal was not in keeping with its surroundings, by virtue of the design, height, scale and materials of the proposed development. The character of the area would also be adversely affected.

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/S4615/FUL for the following reason:

1.    Having regard to the prominent location of the site with open uninterrupted views from the south and the height, materials and extent of glazing in the southern elevation, the proposed dwelling would fail to reinforce local distinctiveness and result in an intrusive, prominent and alien feature in the landscape and this rural setting to the detriment of the character and appearance of the local landscape contrary to Policy CSEN1 and CSQ3 of the South Oxfordshire Core Strategy, Policies G2, D1 and H4 of the South Oxfordshire Local Plan 2011 and Policies ENV1, DES1 and DES2 of the emerging South Oxfordshire Local Plan 2034.