Agenda item

Erection of 2 new build 1.5 height eaves detached dwellings with associated parking and access (layout and design revised and daylight/sunlight assessment as shown on amended and additional documents received 4th September 2024 and width of access reduced as shown on amended plan received 20th September 2024).

The committee considered planning application- P24/S1879/FUL:

Erection of 2 new build 1.5 height eaves detached dwellings with associated parking and access (layout and design revised and daylight/sunlight assessment as shown on amended and additional documents received 4th September 2024 and width of access reduced as shown on amended plan received 20th September 2024).

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 the meeting.

This application sought full planning permission for the erection of two dwellings.

The planning officer highlight that the application followed a previous refusal of outline planning permission for the erection of three houses on the site in 2022. It was a material planning consideration that this previous application was not refused due to a conflict with the council’s housing distribution strategy.

Officers considered that the proposed residential development would constitute development within the built-up area of Chinnor by Local Plan Policy H1 and Neighbourhood Plan Policy CH H7, as discussed in paragraphs 7.2 to 7.5 of the report.

As outlined in paragraphs 7.6 to 7.9 of the report, officers considered that the impact of the proposed development on the character and appearance of the adjacent recreation area and existing residential area would be acceptable.

Officers noted that the proposed dwellings would achieve the recommended horizontal separation distances and a 25-degree line of sight from the centre of the closest ground floor rear windows, as set out in the Joint Design Guide. On this basis, officers considered that the inter-relationship between the proposed dwellings and their closest neighbours would be acceptable in respect of light, outlook, and privacy, as covered in paragraphs 7.10 to 7.12 of the report. The proposed outdoor amenity space would accord with the design guide recommended standards for dwellings of this size.

The Local Highway Authority was consulted on the current site plan and was also asked to comment on third-party concerns relating to fire engine access. Their response dated 26th September 2024 was omitted from the council’s website in error but has now been uploaded.

In the opinion of the Local Highway Authority, the retained fence line would not obstruct the required 2 metre x 2 metre pedestrian vision splay and the width of the entrance is 4.4 metres. The dotted gates shown on the plans are the existing ones to be removed. The access point would be suitable for fire appliance access and the current proposed access and parking arrangements would not give rise to conditions prejudicial to highway and pedestrian safety in compliance with Local Plan Policy TRANS5, as outlined in paragraphs 7.14 and 7.16 of the report.

Officers considered that the requirements of mandatory BNG and Local Plan Policy ENV2 would be met by the proposal, subject to the standard BNG condition, on-site biodiversity enhancements, and control over external lighting, as set out in paragraph 7.18 of the report.

Officers considered the provision of two, three-bedroom dwellings would contribute towards the identified district-wide need, in general conformity with Local Plan Policy H11, as discussed in paragraph 7.19 of the report.

Matters relating to drainage, tree, and hedge protection, landscaping, and carbon reduction could be dealt with through the recommended conditions, to the satisfaction of the relevant specialist officers.

Officers considered that the application would comply with the relevant development plan policies and on that basis, it was recommended that planning permission be granted.

Cllr Maggie Mackenzie spoke on behalf of Chinnor Parish Council objecting to the application.

Mrs S Hull spoke objecting to the application.

Nathanael Hill, the agent representing the applicant, spoke in support of the application.

Councillor Ed Sadler, a local ward councillor spoke on the application.

Members began by discussing why this application differed from the previously refused application. The officer explained that this application was for two dwellings, whereas the last one was for three. The main concern previously was the lack of provision for turning within the site, which had been addressed in the current application. The new layout provided space and adequate visibility, and the elevations and clear height were now included, which were missing last time. The two detached properties were designed as chalet bungalows, stepping down in height to reduce visual impact.

Members questioned which local plan took priority, Chinnor Town Council or South Oxfordshire District Council (SODC). The officer clarified that the plans sit alongside each other and do not conflict. Concerns were raised about the development creating more build outside the current site and its speculative nature. The officer explained that the Neighbourhood Plan (NP) would be supported when consistent with development policies, and this application met the policy requirements as it was within the settlement boundary.

The committee discussed whether this was backland development. The officer stated that the recreation area is part of the settlement and, although unusual, this is not backland development. The main issues from the last application—highway safety, visual impact, and proximity to neighbours—had been addressed in the current application.

Members questioned how the application met policy H16. The officer explained that policy H16 concerns development in smaller villages and does not apply in this instance.

Members discussed continuing development in Chinnor, noting the village's limited infrastructure and capacity to accommodate more housing.

Members expressed concerns about parking issues, as this is an established residential area not used to traffic and building. The impact during the build process was also a concern, particularly regarding safety and amenities for residents. The efforts of the parish to put together a neighbourhood plan to steer development appropriately were acknowledged.

It was noted that the objections from the previous application had been addressed, and this application met planning considerations and policy requirements within the settlement of Chinnor. Members noted that the National Planning Policy Framework (NPPF) advises approval of development within existing schemes and that concerns had been addressed.

A motion, moved and seconded, to approve the application was carried on being put to the vote.

RESOLVED: to approve planning application P24/S1879/FUL subject to the following conditions:<TRAILER_SECTION>

1.    Commencement within three years

2.     Development in accordance with the approved plans

3.     No change in levels

4.     Schedule of materials (prior to slab level)

5.     Obscure glazing

6.     Withdrawal of permitted development rights

7.     Energy statement verification

8.     Air source heat pump(s) - MCS certification

9.     Parking & manoeuvring areas retained

10.  Cycle parking facilities (prior to slab level)

11.  Landscaping (including hard surfacing and boundary treatment)

12.  Landscape management plan (prior to slab level)

13.  Tree protection (general)

14.  Construction environmental management plan (prior to works)

15.  Integrated biodiversity enhancements (prior to slab level)

16.  External lighting - bats (prior to installation)

17.  Surface water drainage works (prior to commencement)

18.  Foul drainage works (prior to commencement)

19.  Electric vehicle charging point (implementation)