Agenda item

Outline planning application (with all matters reserved except for means of access from Park Road) for up to 135 residential dwellings including open space, sustainable urban drainage systems and associated landscaping.

The committee considered outline application P17/S1965/O for up to 135 residential dwellings including open space, sustainable urban drainage systems and associated landscaping with all matters reserved except for means of access on land east of Park Road, Didcot.

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.

Crispin Topping, a representative of East Hagbourne Parish Council, spoke objecting to the application.

Dave Llewellyn, a local resident, spoke objecting to the application. 

Dawn Adams, the applicant’s agent, spoke in support of the application.

Jane Murphy, one of the local ward councillors, spoke objecting to the application. 

In response to questions raised by the committee, the officers reported that:

·         A flood risk assessment was submitted and this was assessed and found to be satisfactory by the council’s drainage consultant. The north-east corner of the site would be given over to an attenuation drainage basin.

·         Oxfordshire County Council (OCC) requested a contribution of £107k towards bus services and £19k towards a bus stop; they had no objections on highway grounds.

·         OCC have not yet indicated what the plan is regarding school placement for school age children of the proposed development, but that contributions will be secured through CIL.

The committee were not satisfied that this application was appropriate for the proposed site for the following key reasons:

·         The loss of high grade agricultural land;

·         The encroachment into open countryside; and

·         The impact on views of the AONB from the adjacent public footpath.

Members also raised concern regarding the lack of dialogue between the developer and local community.

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

RESOLVED: to refuse planning permission for application P17/S1965/O for the following reasons:

1. That the proposed development would represent a significant encroachment into the open countryside detracting from the undeveloped rural character and appearance of the area and the distinctive and valued landscape setting of surrounding settlements and the North Wessex Downs Area of Outstanding Natural Beauty. Furthermore, the development would reduce open and unrestricted views towards the North Wessex Downs Area of Outstanding Natural Beauty and the enjoyment of public rights of way in the locality. As such, the proposal would result in significant and demonstrable harm as defined by local and national legislation and would be contrary to the National Planning Policy Framework, policy CSEN1 of the South Oxfordshire Core Strategy and policies G2, G4, C4, D1 and R8 of the South Oxfordshire Local Plan 2011.
2. The proposed development would result in the loss of grades 2a and 3 agricultural land, which is the best and most versatile agricultural land. Such agricultural land is a finite resource and the application fails to demonstrate that there is no land at lower grades available for the development. The proposal is therefore contrary to paragraph 112 of the National Planning Policy Framework.
3. In the absence of completed S106 Planning Obligations, the proposal fails to secure affordable housing and appropriate off and on site infrastructure necessary to support the development including a travel plan, highway works, public open space and public footpath upgrades. The application is therefore contrary to the National Planning Policy Framework, policies CSI1 and CSH3 of the South Oxfordshire Core Strategy and saved policies T1, R2 and R6 of the South Oxfordshire Local Plan 2011.