Agenda and minutes

To receive any announcements from the chair and general housekeeping matters.

The chair welcomed everyone to the meeting, outlined the procedure to be followed and advised on emergency evacuation arrangements.

Apologies for absence was received from Councillors Ben Manning, who was substituted for Councillor Zia Mohammed, Tim Bearder, who was substituted for Councillor Alexandrine Kantor, Ken Arlett, who was substituted for Councillor Stefan Gawrysiak, and Sam Casey-Rerhaye.

To adopt and sign as a correct record the Planning Committee minutes of the meeting held on 10 January 2024 and 20 December 2023. 

RESOLVED: to approve the minutes of the meetings held on 10 January 2024 and 20 December 2023 as correct records and agree that the Chair sign these as such.

To receive declarations of disclosable pecuniary interests, other registrable interests and non-registrable interests or any conflicts of interest in respect of items on the agenda for this meeting.

Councillor David Bretherton advised that he was familiar with the property which was the subject of item 9 on the agenda and had carried out research in the property but that this did not relate to the application before the committee (applications P23/S2462/FUL, P23/S2463/LB and minute 157 refer).

To receive notification of any matters which the chair determines should be considered as urgent business and the special circumstances which have made the matters urgent and to receive any notification of any applications deferred or withdrawn.

There was no urgent business.

To receive any statements from members of the public that have registered to speak on planning applications which are being presented to this committee meeting. 

The list showing members of the public who had registered to speak was tabled at the meeting.

Demolition of existing dwelling and erection of replacement 5 bed dwelling with detached garage. (Amended plans received 10 May 2023 showing new dwelling of new design repositioned in the plot closer to the north-east corner of the site with the vehicle access from Goring Heath Road. Bat Scoping Report and Preliminary Ecological Appraisal also submitted and amended plans received 21 June 2023 and 5 July 2023).

Councillor Mohammed was not present for the start of this item and therefore did not participate in the debate or vote on this application.

The committee considered planning application P22/S4346/FUL for the demolition of existing dwelling and erection of replacement 5 bed dwelling with detached garage. (Amended plans received 10 May 2023 showing new dwelling of new design repositioned in the plot closer to the north-east corner of the site with the vehicle access from Goring Heath Road. Bat Scoping Report and Preliminary Ecological Appraisal also submitted and amended plans received 21 June 2023 and 5 July 2023), on land at Timbers, Goring Heath Road, Whitchurch Hill.  

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 introduced the report and highlighted that the application had been referred to committee as the parish council had objected to the application. The local ward member had also referred the application on the basis the positioning of the replacement dwelling had a more adverse impact on the character of the area.

The planning officer informed the committee that the application was for the erection of a detached chalet style bungalow. The site was located on the south western edge of the built up limits of Whitchurch Hill. She informed the committee that the site fell within the Chilterns National Landscape. The planning officer went on to advise that the site benefitted from two existing accesses and that the access from Goring Heath Road would be used as the main access should permission be granted.

The planning officer informed the committee that the proposal constituted a replacement dwelling on the site under Policy H18 of the adopted local plan. Replacement dwellings outside of the built up limits were supported under this policy provided the existing dwelling was not abandoned, it was not the subject of a time limited permission, that the proposal was not materially larger in the Green Belt and that satisfactory vehicular access and parking, and amenity space could be demonstrated. The planning officer advised that abandonment in planning terms was difficult to prove and referenced an appeal decision where four factors had been set out for establishing if a property has been abandoned. These related to the period of non-use, the physical condition of the property, any intervening use, and the owner’s intention. The planning officer went on to inform the committee that the length of non-use of the property was unknown, there had been no intervening use of the property, it was not in such poor condition that it would need to be rebuilt and the purchase in 2022 indicated the owner’s intention to continue to use the site for residential purposes.

The planning officer advised the committee that the existing building could be restored without major building works and without the need for planning permission.

The planning officer informed the committee that two additional conditions were proposed since the publication  ...  view the full minutes text for item 155.

Removal of conifer trees and chain link fence along southern boundary and replace with timber fence. (New ecological and landscaping information submitted 28th November 2023, proposing biodiversity net gain through replacement tree and hedge planting).

The committee considered planning application P23/S1793/FUL for the removal of conifer trees and chain link fence along southern boundary and replace with timber fence. (New ecological and landscaping information submitted 28th November 2023, proposing biodiversity net gain through replacement tree and hedge planting), on land at 99 Reading Road, Henley-on-Thames.  

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 introduced the report and highlighted that the officer’s recommendation conflicted with the views of Henley Town Council. The local ward member had also exercised their right to call the application in.

The planning officer informed the committee that the site was an existing builders merchant and did not fall in any designated areas but was adjacent to the Henley Reading Road Conservation Area.

The planning officer informed the committee that in 1986 planning permission had been granted to allow the expansion of trade facilities on the site and this permission included a landscaping condition. The officer went on to advise that there was no evidence this condition had been discharged or that any enforcement action had been taken. The planning officer went on to inform the committee that any breach would now be immune from enforcement action and did not form a material consideration in the assessment of the application. The trees which were proposed to be removed could be removed without the need for planning permission.

The planning officer informed the committee the application sought to remove a chain link fence, conifer trees and hedges and replace with a three metre closed board acoustic fence. The proposed fence had limited visibility from any public vantage points. The planning officer advised that the forestry officer raised no objections subject to the proposed conditions. She informed the committee that the submitted ecological report demonstrated a 10 percent bio-diversity net gain and that the ecology officer had confirmed this and raised no objections subject to conditions to secure the proposed planting.

The planning officer confirmed that the site was not in a flood zone and officers were satisfied that the proposal would have no impact on flood risk compared to works which could be carried out without planning permission. The planning officer advised that the wording of proposed condition four should be amended to require implementation within the first planting season instead of prior to first occupation as the site was already occupied. The application was therefore recommended for approval subject to the proposed conditions.

Tom Buckley spoke on behalf of Henley-on-Thames Town Council, objecting to the application. 

Roy Collinson (Jewson), the applicant, spoke in support of the application. 

Councillor Stefan Gawrysiak, a local ward councillor, spoke on the application. 

The committee asked the planning officer to confirm that the trees to be removed were of no arboricultural value. The planning officer confirmed that the overall view was they did not have value worth preserving. She reiterated that the 1986 landscaping condition  ...  view the full minutes text for item 156.

The erection of a two storey extension to accommodate office space connected to the existing building, and the change of use of part of the existing listed building from commercial to one residential dwelling. (Amended location plan received 31st August 2023, omitting neighbour's garage from the site area. Further statement received 27th October 2023, together with revised plans altering the proposed rear extension and showing the proposed drainage arrangement.)

During this agenda item, the meeting length had reached almost two and a half hours. In accordance with the council’s Constitution, the committee voted to extend the meeting in order to finish this item.

The committee considered planning application P23/S2462/FUL and listed building consent application P23/S2463/LB for the erection of a two storey extension to accommodate office space connected to the existing building, and the change of use of part of the existing listed building from commercial to one residential dwelling. (Amended location plan received 31st August 2023, omitting neighbour's garage from the site area. Further statement received 27th October 2023, together with revised plans altering the proposed rear extension and showing the proposed drainage arrangement.), on land at 34 Upper High Street, Thame.  

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 introduced the report and highlighted that the application was before the committee due to the objection of Thame Town Council on the grounds the proposed development would be an unjustified loss of office space.

The planning officer informed the committee that the proposal would result in a 26 per cent loss in office space but would provide office space more suited to modern standards and requirements. The application would also restore the building back into its original residential use. He informed the committee there were no highways, heritage officer, drainage or archaeology concerns subject to conditions. The planning officer advised the committee that the impact on neighbours was not adverse. With regards to the provision of amenity space the planning officer informed the committee that the site was located close to local amenities and that officers were of the view the space provided and proximity to the recreation ground was sufficient. The application was therefore recommended for approval.

Martin Baines spoke on behalf of Thame Town Council, objecting to the application. 

Michael Holliday, the agent representing the applicant, spoke in support of the application. 

The committee enquired as to the comments from Oxfordshire Architectural Society which stated there was insufficient fire and acoustic detail submitted in relation to No. 35. The planning officer advised there were no works proposed to this area and any works affecting this would need separate listed building consent. He went on to advise that the heritage officer was content subject to the proposed conditions.

The committee asked for confirmation that the plans indicated the dwelling would be a two storey property with one bedroom. The planning officer advised the plans indicated a two storey property with two bedrooms.

The committee asked for confirmation of the reduction in office space. The planning officer confirmed that the existing building provided 300 square metres of office space and the proposal comprised 218 square metres of office space and a 141 square metre residential unit. Whilst this was a reduction in office floorspace the configuration would be better fitted to modern useage and more efficient use  ...  view the full minutes text for item 157.

Proposed outbuilding for use as an annex. (as amended by plan received 7 September 2023 re-siting the proposed annex and arboricultural information received 17 October 2023).

As the meeting time had expired, the application was deferred to the next meeting.