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1.0
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Introduction and proposal
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1.1
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Introduction
This report
sets out the officer’s recommendation that planning
permission should be granted having regard to the development plan
and other material planning considerations.
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1.2
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The application
is referred to planning committee at the request of the former ward
member Anna Badcock, who was the local member for Watlington prior
to the recent local elections. Cllr Anna Badcock called the
application to planning committee as she considers that
“the proposed housing mix does not reflect local housing needs as
reflected by direct requests from current Watlington residents, and
the proposals should incorporate more larger homes to reflect these
needs.”
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1.3
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Site description and surroundings
The application
site (which is shown on the
OS extract attached as Appendix 1) is a 4.6-hectare
agricultural field to the north of Watlington and the south of
Pyrton. There is an existing access off Pyrton Lane.
Watlington Primary School and Icknield Community College are on the
other side of Pyrton Lane to the southeast of the
site.
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1.4
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The site is not
located within any areas of special designation.
The Chilterns Area of Outstanding
Beauty (AONB) wraps around the south and east of Watlington and its
closest point is 600m from the application site.
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1.5
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Pyrton
Conservation Area lies to the north and adjoins the northeast
boundary of the application site. This neighbouring land is
associated with the Grade II* listed Pyrton Manor. There are
several other listed buildings within Pyrton Conservation Area.
The boundary of Watlington Conservation Area is 150m to the
south of the site. This also contains several listed
buildings, with the Grade II* Church of St. Leonard located closest
to the site.
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1.6
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Around 500m to
the east of the site is the Grade II Registered Park and Garden
associated with Shirburn Castle. There are several Grade II
Listed structures within the grounds and the Castle itself is a
Grade I Listed Building. The Castle and grounds are also part
of Shirburn Conservation Area.
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1.7
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Background
The site is
allocated for housing in the Watlington Neighbourhood Development
Plan 2017-2033 (Neighbourhood Plan) and is referred to as Site
C. There is an extant
outline planning permission for up to 60 homes on the site and this
was approved in January 2022 under application reference
P19/S1927/O.
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1.8
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The application
site, in combination with several other sites around Watlington and
Pyrton, will deliver a relief road around Watlington. This is
referred to as the “Watlington Edge Road” in the
Neighbourhood Plan and would extend around the town linking
Britwell Road to the southwest of Watlington, to Shirburn Road to
the northeast.
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1.9
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The provision
of the Edge Road sits at the heart of the Neighbourhood Plan as it
would divert traffic around Watlington to reduce through traffic in
the heavily congested town centre. This would have
significant benefits in terms of improving air quality in the town
centre and improving the quality of the public realm.
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1.10
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The plan below
shows the current proposals for the Edge Road. Some sections
of the Edge Road have/will be directly delivered by housebuilders
where the road forms an integral part of the housing
developments. Oxfordshire County Council will also deliver
some sections of the route and have recently undertaken a public
consultation on this.
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1.11
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The plan below
shows the application site in the context of the other development
sites that are involved in the delivery of the Edge Road.
Plan taken from Oxfordshire County
Council’s
website and annotated to show application site
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1.12
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The county council intend to deliver the section
of the Edge Road to the east of the application site. The
applicant will then deliver the section of the Edge Road through
the application site and through the neighbouring site to the
southwest, which is in the control of the same applicant, and is
known as Site B.
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1.13
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Proposal
Having received outline planning permission in
2022, the application seeks reserved matters consent for the
matters of access, appearance, landscaping, layout and scale.
The outline planning permission is the overarching planning
permission, and this reserved matters application therefore only
considers the details of the development.
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1.14
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To the west, the main access to the site would
be taken from the development on Site B. To the east, the
Edge Road will meet Pyrton Lane, and, when constructed, will join
onto the section of the Edge Road that the county council will be
delivering to the east. A children’s play area would be
located to the northeast of the site. The proposal would
provide the following mix of homes:
|
Bedrooms
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1bed
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2 bed
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3 bed
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4 bed
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5bed
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Market
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4
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9
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15
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6
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2
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Affordable
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4
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14
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6
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0
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0
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Total
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8
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23
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21
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6
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2
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1.15
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The application is accompanied by many plans,
some of which are attached as Appendix 2. The
application is also accompanied by numerous supporting
documents. To view all of the plans and supporting documents
please
visit the
website.
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1.16
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The application has been submitted concurrently
with a reserved matters application on Site B (P23/S0431/RM)
and some of the documents combine the two sites. The layout
plan for the two sites together is reproduced below:
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1.17
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The applicant provided a package of amended
plans and additional information on 22 May 2023 to try to address
some issues that were raised by consultees. This included an
improved landscaping scheme, a Road Safety Audit and updated
drainage details. Further plans were submitted on 5 July
2023, and these updated the affordable housing tenure plan and road
adoption plan.
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1.18
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The applicant has also submitted details for
several conditions that were attached to the outline planning
permission. Condition details are dealt with separately from
the planning committee process under delegated powers. The
details submitted for some conditions do cross over with the
reserved matters and where relevant these are referred to in the
main body of the report.
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6.0
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Planning considerations
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6.1
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Section 38(6)
of the Planning and Compulsory Purchase Act 2004 requires planning
applications to be determined in accordance with the development
plan unless material considerations indicate otherwise. The
relevant development plan policies are outlined
above.
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6.2
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This is a site
that has an extant outline planning permission, and the principle
of the development is therefore established. The main
planning considerations for this reserved matters application
are:
·
Housing mix
– affordable and market
housing
·
The details of the
development including the
reserved matters of access, layout, scale, appearance, and
landscaping
·
Residential amenity
– Neighbouring homes and new
residents
·
Highway matters and
parking
·
Infrastructure -
Section 106 contributions /
obligations and Community Infrastructure Levy
·
Other matters
·
Conditions on the outline
planning permission
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6.3
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Housing mix
Affordable
housing
A policy
compliant level of affordable housing was secured through a legal
agreement attached to the outline planning permission. The
number of homes required in the legal agreement is reflected in the
submitted plans, with 40% of the total number of homes to be
affordable housing (total of 24 homes).
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6.4
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The
council’s housing development officer raised concern that the
tenure split indicated in the 22 May 2023 amendments did not
reflect what is set out in the legal agreement. This has now
been addressed in the amended plans submitted 5 July 2023.
The mix of house sizes also corresponds with the specifications in
the legal agreement.
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6.5
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The affordable
homes all have floor areas that exceed
the Nationally Described Space Standards, and they are all
designed to
meet the standards of Part M (4) Category 2: accessible and
adaptable dwellings.
Two of the affordable homes (eight percent) will meet the
standards
of Part M (4) Category 3: wheelchair accessible dwellings, which
exceeds the minimum five percent requirement in policy H11 of the
Local Plan. The proposal will therefore deliver affordable
homes that have suitably sized living spaces and are accessible and
adaptable for those with specific needs, in accordance with the
relevant policy.
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6.6
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The
legal agreement attached to the
outline planning permission required the affordable housing to be
in clusters of no more than 15 homes and this requirement is
reflected in Local Plan policy H9. Although the affordable
homes could be spread more evenly across the site, they are in
clusters of less than 15 and their distribution is, on balance,
acceptable and is generally in accordance with the relevant
policies.
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6.7
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Market
housing
Policy
H11 of the Local Plan
requires a mix of dwelling types and sizes to be provided on all
new residential developments to meet the needs of current and
future households. The mix of housing should have regard to
the council’s latest evidence, monitoring and delivery and
Neighbourhood Development Plan evidence. The Neighbourhood
Plan requires development on this site to deliver a well-balanced
mix of housing types, including needs identified in the most recent
Watlington Housing Study.
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6.8
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The
council’s latest evidence is the Oxfordshire Strategic
Housing Market Assessment 2014 found a shortfall in smaller units
and recommended for most units to be 2 and 3 bedrooms. The
table below shows the breakdown of the mix suggested by the
Strategic Market Housing Assessment
and compares this to the proposal and also to the combined mix
across the application site and Site B.
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1 bed
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2 bed
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3 bed
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4+ bed
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Mix suggested
by Strategic Market Housing Assessment
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6%
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27%
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43%
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24%
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Proposed
mix
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11.1%
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25%
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41.7%
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22.2%
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Proposed mix
combined with Site B (P23/S0431/RM)
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5.1%
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26.9%
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43.6%
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24.4%
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6.9
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Watlington
Parish Council commissioned a Housing Needs Survey Report in
2021. This aimed to establish the extent of local affordable housing need in
the parish and the levels of support for
the principle of providing housing for those with local connections
to Watlington. Given the scope of this assessment, it
is of limited relevance to an assessment of market housing
mix.
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6.10
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Watlington
Parish Council also commissioned a Housing Needs Assessment in 2022
and the approach used in the Assessment relies on projections based
on existing trends. The evidence
assumes that existing demographic and occupation patterns will
persist into the future and given this approach, the
modelling suggests the need for a substantial provision of larger
dwellings.
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6.11
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The Assessment
acknowledges that the approach “embeds existing patterns of occupancy which may or
may not be desirable.”
It adds that “affordability is a serious and
worsening challenge in the area” and one way to combat
this “is to ensure that homes
come forward which
are of an appropriate size, type and density for local
residents’
budgets. Continuing to provide smaller homes with fewer
bedrooms could help to address this
situation”. The Assessment
concludes by saying that that
“there is a need for all different sizes of properties
over the plan period.”
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6.12
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Based on the above assessment, I am
satisfied that the proposed market housing mix has regard to
the most up-to-date evidence
and will deliver a wide mix of homes that
will meet the needs of current and future households.
The views expressing a need for more larger homes in the local area
are not compatible with the housing policies and demonstrated
housing need.
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6.13
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Seven of the
market homes would meet
the standards of Part M (4) Category 2: accessible and
adaptable dwellings,
which meets the minimum 15 percent requirement set out in Local
Plan policy H11. And the two bedroom homes meet the
Nationally Described Space Standards. The proposal will
therefore deliver market homes that have suitably sized living
spaces and include some accessible and adaptable homes for those
with specific needs, in accordance with the relevant
policy.
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6.14
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The details of the development
Access
The outline
planning application included indicative plans for the main access
points. This showed a route from Site B to the west and a
link onto the Pyrton Lane, or the part of the Edge Road delivered
by Oxfordshire County Council, to the east. The relevant plan
is reproduced below:
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6.15
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The application
proposes a priority junction onto Pyrton Lane, as shown on the plan
below:
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6.16
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The highways
officer at Oxfordshire County Council has raised no objection to
the location and details of this access onto Pyrton Lane and it is
acceptable in terms of highway safety. The legal agreement
attached to the outline planning permission requires signage for
the management of traffic on Pyrton Lane until the Edge Road is
completed. Dependant on the timing of the two projects, the
applicant may not need to implement the priority junction if the
Edge Road to the east is available to access
development.
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6.17
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Layout
The outline
planning application included parameter plans to inform the
detailed layout. Parameter plans indicate the position of
built form, structural landscaping, open space, and main movement
corridors. The relevant parameter plan from the outline
planning permission is reproduced
below:
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6.18
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The proposed
layout does not precisely reflect the parameter plan as the
parameter plan showed more housing to the north of the Edge Road
and the Edge Road had a more pronounced bend. Although not an
exact representation of the outline parameter plan, the key
principles in the parameter plan have been pulled through to the
layout. This includes the significant separation between the
built form and the boundary with Pyrton Manor, and the significant
landscape buffer in this location. The proposed play area is
also proposed between the built form and boundary to Pyrton Manor,
as was shown on the parameter plan.
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6.19
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The proposed
layout is generally arranged in a perimeter block structure, with
the fronts of the homes providing a strong outward edge and private
back gardens in the centre. This accords with the guidance in
the Joint Design Guide. Another positive aspect of the layout
is the setback of homes from the Edge Road, as this will help to
reduce noise and disturbance for occupiers of these
homes.
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6.20
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The
Neighbourhood Plan policy for the development of this site also
includes matters that are relevant to layout. There is a
requirement to safeguard land for the Edge Road, which the layout
clearly achieves. And the layout also meets the requirement
to allocate land for green spaces for amenity areas and to
facilitate biodiversity. The council’s countryside
officer has confirmed that the development will achieve a net gain
for biodiversity.
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6.21
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A further
element of the Neighbourhood Plan policy for the development of the
site is a requirement for the proposals to accommodate any
identified needs for expanding the primary school or the secondary
school into the site. This is a matter that was addressed
under the outline application, which secured land to the south of
the site for the potential expansion of the school playing field at
Icknield Community College. As such, the proposals do not
incorporate any education provision, as the necessary land for this
infrastructure has been secured off-site.
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6.22
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The proposed
layout is designed to take account of other developments as it is
integrated with the development proposed on Site B and will link to
the Edge Road to the east. In my opinion, the layout proposed
will contribute towards the delivery of a high quality development
in accordance with the relevant policies, including policy DES1 of
the Local Plan.
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6.23
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Scale
The outline
planning application indicated that the development would be two
storeys in height, and this is reflected in the proposals.
The width and depth of the proposed homes is also acceptable with
suitable space provided between and around the buildings. The
scale of development is generally reflective of the local
area.
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6.24
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Appearance
Extracts from
the street scenes submitted with the application are reproduced
below to provide an indication of the appearance of the
dwellings:
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6.25
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One of the
requirements of the Neighbourhood Plan policy for the site is that
the proposals conform to the
principles set out in the Watlington Design Guide. There are
several references in the Watlington Design Guide to materials and
the Guide highlights that “Watlington parish has a wide variety
of architectural styles and details
that can act as references for new
development. In particular, pitched roofs with
either slate and plain clay tiles and elevations
where brick, render or boarding are
predominant”
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6.26
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Watlington
Parish Council have commented that they would like to see some use
of render on the new homes. However, the Chilterns
Conservation Board have advised that “render should be
discouraged as it is both inappropriate, out of context with
Watlington and would be much more visible in the wider
view”.
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6.27
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In my opinion,
the muted colours proposed are acceptable as they
take account of the relevant
guidance in the Watlington Design Guide, which states that
“The choice of colour and finish
of materials is an important design
factor in
reducing the impact of the buildings on the surrounding landscape.
Generally very light colours, like white,
cream or light grey, and large areas of
intense strong colours do not blend well
with the rural landscape. Thus, muted and
darker tones could be a better
option.” Samples of materials
can be secured by condition.
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6.28
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The Design and
Access Statement provides a study of the different architectural
styles in Watlington and a local contextual analysis. The
architectural details proposed are generally reflective of the
local vernacular, and the variety in roof forms, porch details and
fenestration will add some variation and interest to the appearance
of the scheme.
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6.29
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The Watlington
Design Guide requires the quality and architectural design of
affordable housing to be of a high standard and Local Plan policy
H9 adds that affordable homes must be indistinguishable from market
homes. In terms of their appearance, the affordable homes
will be high quality and constructed from the same materials as the
market units, in accordance with the relevant guidance and
policy.
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6.30
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In terms of the
appearance of the spaces between buildings, the proposals will
provide brick and flint walls in locations that are prominent from
public viewpoints, such as corner plots and gardens that run
alongside roads. The use of brick/flint in these spaces is
appropriate as the features will be long lasting and of a
high-quality appearance. As suggested by the Chilterns
Conservation Board, a condition is necessary to ensure all flint is
hand-worked to avoid the use of pre-cast panels.
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6.31
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The ground
surface materials will incorporate block paving to help break up
the expense of tarmac created by the highway infrastructure.
The footpath around the edge of the development will be buff
self-binding gravel and this is an appropriate alternative to
tarmac in terms of providing a variety of surface materials to
improve the appearance of the development.
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6.32
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The
Neighbourhood Plan policy for the development of this site also
requires the proposals to be designed in a way which takes account
of heritage assets in the wider locality of the site. There
is also a requirement to provide a suitable buffer zone between the
housing development and the Pyrton Manor
estate.
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6.33
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The proposed
new homes will be positioned over 50m from the boundary with Pyrton
Manor. This level of separation provides a significant buffer
between the new buildings and this neighbouring heritage
asset. The hard surfacing associated with the road and
footpath, and the play area, would be closer to the
boundary.
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6.34
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The
council’s conservation officer has confirmed that the layout
has responded to the more sensitive parts of the site and that the
lighting scheme appears acceptable. Given the level of
existing and proposed screening to Pyrton Manor, the special
interest of this Listed Building, and the Conservation Area in
which it is set, will be preserved. The amended plans have
removed the stone finish that was proposed for some of the homes,
and the conservation officer is satisfied that the design of the
buildings and the material detailing are
acceptable.
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6.35
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In
considering whether to grant planning permission, the statutory
test in section 66 (1) of the Planning (Listed Buildings and
Conservation Areas) Act 1990 requires the decision maker to have
special regard to the desirability of preserving the setting of
listed buildings. In relation to conservation areas, section
72 (1) of the Act requires special attention to be paid to the
desirability of preserving or enhancing the character and
appearance of that area. These tests have been considered in
the assessment by the conservation officer and as part of the
process of recommending that reserved matters consent is
granted.
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6.36
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Landscaping
The assessment
of landscape impact must be taken in the context that this site has
been allocated for residential development through the plan making
process. As part of that process, the Neighbourhood Plan
assessed sites around Watlington against a range of factors,
including landscape impact. In combination with other sites,
the application site was determined to be the most appropriate to
accommodate growth necessary to meet the housing needs outlined in
the Local Plan.
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6.37
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Whilst the site lies outside of the
Chilterns AONB, it is within its setting. Section 85 of the
Countryside and Rights of Way Act requires regard to be paid to the
purposes of conserving and enhancing AONBs. Policy ENV1 of
the Local Plan and paragraph 176 of the National Planning Policy
Framework seek broadly similar objectives.
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6.38
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The
town of Watlington and its relationship with the surrounding rural
areas is visible in the panoramic views from Watlington Hill, which
is within the AONB. These views are impressive and much public
benefit is derived from this open access National Trust site.
Watlington as a settlement nestles within these views and this
relationship contributes to the special qualities of this part of
the AONB.
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6.39
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Development on the edge of
Watlington should therefore be treated with great care as it has
the potential to erode and harm the setting of the
AONB. This is expressed
in the Neighbourhood Plan policy for the site which includes the
following four criteria relevant to landscape impact:
·
The proposals to be landscape-led
and appropriate for their location within the setting of the
AONB.
·
The development to be designed so
that the built edge blends into the landscape to the north and
west.
·
For careful consideration to be
given to the use of colours, materials, and the reflectiveness of
surfaces in relation to the proximity of the site to the
AONB.
·
For careful consideration to be
given to the use of streetlights and other forms of external
illumination to safeguard the dark night skies of the
AONB.
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6.40
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The parameter
plans submitted with the outline application showed space for
landscaping to be incorporated around the rural edges of the site
and this has generally been reflected in the detailed landscaping
scheme. As noted in the consultation responses above, the
council’s landscape officer remains concerned about some
aspects of the proposal and considers that there is a lack of tree
planting on side streets. Despite being advised to address
the landscape officer’s concerns, the applicant chose to not
make any further amendments and requested that the application be
determined based on the plans submitted.
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6.41
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The overall
quality of the development would have been higher if the concerns
raised by the council’s landscape officer had been
addressed. However, although the proposed landscaping scheme
could have been improved, I do not consider the development as a
whole to be unacceptable because of these matters.
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6.42
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The applicant
has incorporated most of the landscape officer’s
recommendations into the scheme and the planting proposed would
help to assimilate the development into the landscape. It is
regrettable that further amendments were not forthcoming to provide
additional tree planting as this would have improved the overall
quality of the scheme. On balance, the scheme achieves the
requirements of the relevant policies and, subject to conditions,
will conserve the setting of the AONB. Necessary conditions
include samples of materials and details of underground crate
systems for trees restricted by root barriers to protect
services.
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6.43
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Whilst the
council’s landscape officer is not satisfied with the current
submitted Landscape Management Plan, further details can be
provided through a new condition.
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6.44
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Residential amenity
Neighbouring
homes
Given the
separation between the proposed homes and existing neighbouring
properties, the layout would not result in any adverse impacts on
existing residents in terms of light, outlook and privacy.
The facilities on the new development would benefit existing
residents as they would be able to utilise the equipped play area,
pocket parks and community orchard.
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6.45
|
The impact of
construction traffic on neighbouring homes/villages is not a matter
that can be considered under this application. A condition
was attached to the outline planning permission requiring the
approval of a Construction Traffic Management Plan and this will
determine the route of construction traffic. The traffic
movements associated with the occupiers of the development were
considered under the outline planning application and were
acceptable in relation to any impacts on existing
residents.
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6.46
|
New
residents
The layout of
the new homes will meet all the separation distances in the Joint
Design Guide. These are:
·
a minimum back-to-back distance of
21 metres between facing habitable rooms
·
a minimum of 10.5 metres back to
boundary
·
a minimum of 12 metres back to
side
·
a minimum of 10 metres front to
front
As such, the
residents of the proposed new homes will have an acceptable living
environment in terms of light, outlook and
privacy.
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6.47
|
In terms of
outdoor space, all but four of the new homes will have the benefit
of private amenity space. Shared amenity space is provided
for plots 91 – 94. Most of the new homes (80 percent)
will achieve the amount of amenity space recommended in the Joint
Design Guide of:
·
at least 40 sqm for one bedroom
homes
·
at least 50 sqm for two bedroom
homes
·
at least 100 sqm for homes that have
three or more bedrooms
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|
6.48
|
Of the 12 plots
that fall below the outdoor amenity space standard, the shortfall
is a few sqm. The proposed layout will therefore generally
provide an appropriate level of outdoor amenity space for future
residents of the development.
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6.49
|
One of the
criteria of the Neighbourhood Plan policy for the development of
the site requires the development to provide land for formal and
informal recreation use and open space in accordance with
development plan standards. The children’s play area
meets the size required in the development plan.
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|
6.50
|
The proposals
do not incorporate any provision for youth space and, due to the
infiltration basins and planting, there will be limited areas for
informal play on amenity grassland. Although the proposal
does not meet development plan standards for youth space and
general amenity space, the site is close to the development on Site
A, which will have a large grassed “kick about”
area. The recreation ground in Watlington will also be easily
accessible for older children. Future residents of the site
will therefore have access to a suitable range of outdoor space for
play and informal
recreation.
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6.51
|
The details of
the children’s play equipment need to be submitted under
condition 20 of the outline planning permission. In
accordance with the council’s Developer Contributions
Supplementary Planning Document, officers will liaise with the parish council
and local councillor to establish the most appropriate form of play
provision for this site.
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|
6.52
|
Highway matters and parking
The highways
officer at Oxfordshire County Council has considered the proposals
and, subject to conditions, has not raised any objections as the
layout of the Edge Road and adjoining residential streets generally
accords with local design guidance, Oxfordshire Street Design Guide
and Manual for Streets. The Edge Road will have a 30mph limit
as reflected in the submitted plans.
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|
6.53
|
In terms of
cycle/pedestrian safety and connectivity, the controlled crossing
point on the Edge Road generally follows the desire line between
Willow Close and the community orchard. Subject to a
condition to secure an appropriate width and surface, the link
through to Willow Close is also acceptable. This
creates connectivity with the
existing Marlbrook development and town centre, as required by one
the criteria of the Neighbourhood Plan policy for the development
of the site.
|
|
6.54
|
The highways
officer has confirmed that car parking levels are
appropriate. The cycle stand next to the play area is
welcomed but further cycle parking/ storage, both on and off-plot,
is essential and could be secured by condition. The highways
officer has also recommended a condition requiring electric vehicle
charging but this is not necessary as it is already required under
condition 23 of the outline planning permission.
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6.55
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The outline
planning permission also included a condition requiring roads
associated with each home to be provided before occupation of that
home and so it is not necessary to repeat this condition. The
highways officer has also requested a condition showing signage and
street markings, but this level of detail will be provided for the
separate highways agreements and so a condition is not
required.
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6.56
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The amended
package of plans that were submitted on 23 May 2023 showed the
shared cycle and pedestrian route to the southeast of the Edge Road
as not being adopted. This conflicted with the requirements
of the legal agreement which requires all of the Edge Road to be
adopted, including the pedestrian/cycleway. The road
adoptions plan has therefore been updated in the 5 July 2023
amendments to correct this. It is noted that highway adoption
is subject to separate agreements with the county council.
The highways officer has commented that streetlighting should not
be fixed or any condition discharged at this stage
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6.57
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The highways
officer has also commented that trees within/overhanging the
highway raise some concern regarding maintenance and interaction
with visibility splays, streetlighting and drainage. Although
he has no objection to the principle of the planting shown, he has
suggested that further consideration of the tree species, expected
canopies, and maintenance is required, and has recommended that
tree species are not fixed at this stage.
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6.58
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Given that
landscaping is a reserved matter, approval of the planting details
cannot be pushed back to a later date. If the technical audit
for the separate agreements with the Local Highway Authority
indicate that there is a need to change the approved landscaping,
then the applicant will need to apply to the council as the Local
Planning Authority for the changes. It is noted that highways
agreements do not supersede the approved landscaping
plans.
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6.59
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The highways
officer has added that the Road Safety Audit has not considered the
streets beyond the Edge Road and its junctions, nor has a swept
path analysis been provided beyond those junctions. The
highways officer has advised that he has no significant concerns,
but the relevant analysis and audit will be required for adoption
purposes, and this will need to demonstrate that a 11.6m refuse
vehicle can pass an on-coming or parked family car throughout the
development to ensure that the council can access the site for
waste disposal.
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6.60
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Although there
are several matters of details still to be assessed, these can be
considered through the submission of details for conditions.
Subject to conditions, I am generally satisfied that the submitted
highway layout is acceptable and that the proposals demonstrate an
appropriate level of pedestrian and cycle provision, allowing for
reasonably direct, safe and secure non-motorised travel. The
development is therefore in accordance with the relevant transport
policies and takes account of the targets in the Oxfordshire County Council Local Transport and
Connectivity Plan 2022 to reduce car trips on the highway
network, and to promote active and sustainable
travel.
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6.61
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Infrastructure
Section 106
contributions/obligations
The S106 legal
agreement that is linked to the outline planning permission secured
the following infrastructure:
·
The affordable
housing.
·
The delivery and management of the
open space and play area.
·
Financial contributions towards bin
provision and street naming.
·
On-site public art to be delivered
through a Public Art Statement.
·
Financial contributions towards
infrastructure that Oxfordshire County Council is the responsible
authority, including:
- Education
- Public transport (bus
stops and bus service)
- Travel Plan
- Contribution towards
cost of construction of the Edge Road
·
Highway works including the
provision of the Edge Road in the site prior to the occupation of
the 40th home or within two years of commencement,
whichever is earlier.
·
Signage for the management of
traffic on Pyrton Lane until the Edge Road is completed.
·
An option on land to the south of
the site (of-site) to be transferred to Oxfordshire County Council
to use the land as a school playing field.
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6.62
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Community
Infrastructure Levy (CIL)
The development
is CIL liable, although relief can be claimed for affordable
housing. The money collected through CIL can be pooled with
contributions from other development sites to fund a wide range of
off-site infrastructure to support growth, including schools,
transport, community, leisure and health facilities. Under
the CIL Regulations, Watlington Parish Council will receive 25
percent of the CIL collected to spend on infrastructure that is a
priority to the community.
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6.63
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Other matters
The Lead Local Flood Authority raised concerns
about the infiltrations rate that could be achieved through the
soakaways on Site B. Given that the drainage scheme covers
both Sites B and C, an amended sustainable drainage scheme will
need to be submitted for approval and this is a matter covered by a
condition on the outline planning
permission.
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6.64
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The applicant has not addressed all the matters
raised by the Crime Prevention Design Officer. Although
security and safety could have been improved by some simple
alterations, such as the addition of windows in side elevations
facing roads, further amendments have not been forthcoming.
This is not a matter that would warrant refusal of the
application.
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6.65
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The concerns raised by the council’s
forestry officer are based on information that has since been
updated or relates to trees that are off site.
The services plan shows that the
route of a cable may impact on off-site trees that are some
distance from the application site. Only development within
the application boundary can be considered as part of the
application and so this is not relevant. Other legislation is
in place to protect trees that are subject to a Tree Preservation
Order.
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6.66
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The application is accompanied by a
Sustainability Statement, and this demonstrates that the
development will achieve a 40 percent reduction in carbon emissions
compared with a 2013 Building Regulations compliance base
rate. This accords with policy DES10 of the Local Plan and a
condition requiring a verification report is required to ensure the
relevant measures are implemented. The energy efficiency
measures will provide
resilience to the effects of climate change, as required by one of
the criteria of the Neighbourhood Plan policy for the development
of the site.
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6.67
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The Sustainability Statement also outlined that
a water consumption of less than 110 litres per person per day will
be achieved. This accords with the requirements of Local Plan
Policy INF4.
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6.68
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Conditions on the outline planning
permission
As referred to in paragraph 1.18, conditions are
determined under delegated powers. The details submitted for
condition 6 (housing mix), condition 8 (Biodiversity Enhancement
Plan), condition 11 (vehicle accesses etc.), condition 16 (tree
protection), and 18 (foul drainage) are acceptable. The
details pursuant to condition 14 (lighting) and condition 17
(Surface Water Drainage) cannot currently be agreed.
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6.69
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Condition 7 of the outline planning permission
required the submission of specific details with the reserved
matters application. Some of the required information has not
been submitted, or is not acceptable, and it is therefore necessary
for further conditions to be added to ensure that these matters can
be assessed. The details required are cycle parking, refuse
strategy, details of street furniture, a plan showing existing and
proposed ground levels, and a Landscape Management Plan.
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