Agenda item

Demolition of existing stonewall and addition of new 5 bar gate to provide agricultural access to neighbouring fields. Realignment of the stone wall either side of the gate to provide the necessary vision splays for the new access. The wall to be rebuilt from material derived from the demolished existing stone wall (amended by drawing numbers 877- P01 G and 877-P03 A received on 22 October 2024).

The committee considered planning application P24/S2426/FUL:

Demolition of existing stonewall and addition of new 5 bar gate to provide agricultural access to neighbouring fields. Realignment of the stone wall either side of the gate to provide the necessary vision splays for the new access. The wall to be rebuilt from material derived from the demolished existing stone wall (amended by drawing numbers 877- P01 G and 877-P03 A received on 22 October 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.

The planning officer explained that the application was before members because the Officer recommendation for approval conflicted with the views of Stanton St John Parish Council.

The application site comprised a section of stone wall located adjacent to Middle Road, in the village of Stanton St John. It fell within the Stanton St John Conservation Area and the Oxford Green Belt, with listed buildings, The Star Inn and Bassett House, in the vicinity.

Planning permission was sought for the demolition of a section of the stone wall to create a vehicular access to the field beyond, which would be served by a 5-bar gate. It would involve the rebuilding of the stone wall on either side of the gate to provide vision splays.

This was a resubmission of a lapsed permission that was granted in June 2020 for the same development. The access was required due to an existing access to the fields through the car park of the Star Inn, which would be lost due to planning permission being granted for the redevelopment of the public house site.

The highway liaison officer, after having undertaken a site visit, confirmed that they had no objection to the proposal on highway safety grounds, subject to conditions. They highlighted that the carriageway fronting the site was subject to a 20mph speed limit, was part of a one-way system, and there would be a level of setback and visibility appropriate given the levels of vehicular traffic and speeds along Middle Road.

The objection from the Parish Council was based on the request to add a condition restricting the tonnage and number of axles for vehicles that could use the new access. The Highway Authority stated that they had concerns that such a condition would not be enforceable. Officers agreed with their concerns about enforceability, and in conjunction with such a condition not appearing on the previously granted permission, it was not recommended.

In terms of the appearance of the works, whilst it would result in the loss of a section of historic, although not listed, wall, it was considered that it would not be inconsistent with the character of the area. The proposed five-bar gate would be in keeping with other agricultural accesses and preserve the rural character of the area. In addition, the rebuilt sections of wall would utilise the stone rubble resulting from the demolition.

There was a change required to the recommended condition 3, as the method statement for the rebuilding of the wall had already been provided as part of a previously approved discharge of condition application. The condition would instead refer to those approved.

Officers concluded that the development was in compliance with National and Local Development Plan policies and was therefore recommended that planning permission be granted, subject to the conditions listed in the report.

Steve Pickles, the agent representing the applicant, spoke in support of the application.

Members agreed that the application seemed straightforward, as it involved reinstating a previously granted permission that had lapsed. Members noted that there were no objections from highways and no material planning concerns. The consensus was that there were no reasons for refusal, given the simplicity of the application and the lack of objections.

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

RESOLVED: to approve planning application P24/S2426/FUL subject to the following conditions:

1.     Commencement within three years.

2.     Compliance with approved plans.

3.     Method statement as approved

4.     Submission of details for mortar specifications.

5.     Construction of new vehicular access as per specifications.

6.     Vision splay protection