Agenda item

Outline application for up to 19 dwellings with all matters reserved with the exception of access on land adjacent to The Orchard, Benson.

The committee considered outline application P18/S0181/O for a development of up to 19 dwellings with all matters reserved with the exception of access on land adjacent to The Orchard, Braze Lane, Benson.

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.

Bill Pattison, a representative of Benson Parish Council, spoke objecting to the application. 

Craig Tribe, a representative of Berrick Salome Parish Council, spoke objecting to the application.

Jane Ellingworth and Jan Williams, two local residents, spoke objecting to the application. 

Giles Brockbank, the applicant’s agent, spoke in support of the application.

Felix Bloomfield, one of the local ward councillors, spoke objecting to the application. 

In response to questions raised by the committee, the officers reported that regarding the Clincial Commissioning Group’s objection, members were advised that CIL payments would help fund the expansion of the doctor’s surgery.

Committee members expressed concern about the urbanising effect of the proposed development on the rural character of the area; the detrimental impact on the setting of the village and nearby AONB; the coalescence it would lead to between Benson and Rokemarsh and the loss of grade 3a agricultural land.

Officers advised committee that this application site was within the area referred to as site BEN4 in the Benson Neighbourhood Plan, despite affirmations to the contrary by the Parish Councils, they also advised that the loss of agricultural land was not a strong ground given the allocation and size of the area involved.

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 P18/S0181/O, for the following reasons:

1.    The proposal forms part of a housing allocation by virtue of policy NP4 of the made Benson Neighbourhood Plan. Policy NP4 of the made Benson Neighbourhood Plan requires a comprehensive scheme of development.

The proposal would fail to fully integrate with the wider allocation and the application site is not required to secure the delivery of the Relief Road together with a dedicated pedestrian route to Roke.

Due to its form and access arrangements it would result in a development that appears piecemeal and would not comprise a comprehensive development of the housing allocation. It would not be sufficiently integrated and connected to the housing allocation site and wider built context. It would therefore fail to make a positive contribution to the quality of the character and functionality of the wider settlement as well as the wider housing allocation. Furthermore, the proposed development would result in the unnecessary urbanisation of the open countryside to the detriment of its character and appearance and would lead to the coalescence of Benson and Rokemarsh.

The proposal would not comprise sustainable development as defined by local and national legislation. The proposed development would therefore be contrary to the National Planning Policy Framework, polices CS1, CSR1, CSEN1 and CSQ3 of the South Oxfordshire Core Strategy, saved policies G2, G4, D1 and C4 of the South Oxfordshire Local Plan 2011 and policies NP4, NP7, NP27, NP28 and NP29 of the made Benson Neighbourhood Plan.

2.    The proposal would involve the unnecessary loss of grade 3a agricultural land, best and most versatile land, contrary to paragraph 170 of the National Planning Policy Framework.

3.    In the absence of a completed S106 legal agreement, the proposal fails to secure affordable housing to meet the needs of the district. As such, the development would be contrary to the National Planning Policy Framework and Policy CSH3 of the South Oxfordshire Core Strategy and Policy NP4 of the adopted Benson Neighbourhood Plan.

4.    In the absence of a completed S106 legal agreement, the proposal fails to secure on and off-site infrastructure necessary to meet the needs of the development. As such, the development would be contrary to the National Planning Policy Framework, Policy CSI1 of the South Oxfordshire Core Strategy and Policies T1, R2 and R6 of the South Oxfordshire Local Plan 2011 and Policy NP4 of the adopted Benson Neighbourhood Plan.