Agenda and draft minutes

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

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

To record apologies for absence and the attendance of substitute members.

Apologies were received from Councillor Bearder and Councillor Robb

To adopt and sign as a correct record the Planning Committee minutes of the meeting held on 12 March 2025. 

RESOLVED: to approve the minutes of the meeting held on 12 March 2025 as a correct record and agree that the Chairman 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.

There were no declarations of interest.

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circumstances which have made the matters urgent and to receive any notification of any applications deferred or withdrawn.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.

Proposed new dwelling and access. Self-Build. (As amplified by revised Transport Technical Note, Contaminated Land Questionnaire, Planting Plan and Daylight and Sunlight Report and crrected by plans showing the dormer window on the front of the dwelling on all relevant elevational drawings received 28 June 2024 and AMS and plans received 25 October 2024 and amended and additional planting information received 14 January 2025).

The committee considered planning application P24/S1458/FUL.

Proposed new dwelling and access. Self-Build. (As amplified by revised Transport Technical Note, Contaminated Land Questionnaire, Planting Plan and Daylight and Sunlight Report and corrected by plans showing the dormer window on the front of the dwellings on all relevant elevational drawings received 28 June 2024 and AMS and plans received 25 October 2024 and amended and additional planting information received 14 January 2025).

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 presented the report to members.

The application had been considered at the previous planning committee on 12 March and was deferred for a site visit which took place on the afternoon of 06 May. The application was referred to the planning committee as the views of Benson Parish Council differed from the officer’s recommendation, and had been called in by Councillor Poweell, one of the local ward members.

The application was for the erection of a single three-bedroom dwelling within the garden of 37 Mill Lane, Benson. The application also proposed a new access for the existing property to the north onto Coach Way.

The application was for a site within the built confines of the village, which had a frontage and was surrounded by buildings and as such qualified as infill development. The principle of erecting a dwelling in the location was therefore acceptable

The proposed development would be 1.5 stories in height and of an appearance similar to the dwelling immediately to the southeast at 39 Mill Lane. In the context of the wider area it was considered to be in keeping.

The main impact of the development was to the neighbouring property, to the northwest, at 35 Mill Lane, which had a number of south-facing windows looking across the existing frontage of 37 Mill Lane close to the shared boundary. The Boundary between the two properties had low hedging and a trellis fence. While the erection of a dwelling in the front garden of 37 Mill Lane would have an impact, it was noted that at any time the owners could erect a 2-metre-high fence or wall along the boundary to enclose their garden without the need for planning permission.

The proposed dwelling would be sited as far as practical away from the shared boundary and taking into account the height, distance and impact the new house was considered to not have a materially harmful impact that would justify refusal of the application.

The Highway Authority had objected on the basis of lack of visibility to the east for vehicles exiting on to Coach Way and the increase in the number of vehicles. The Highway Authority had acknowledged that vehicle speeds would be low, likely less than 10 miles per hour. Passage from the east of the proposed access was limited to pedestrians and there would be no vehicles travelling from that direction.

The threshold set out in  ...  view the full minutes text for item 113.

Mixed-use development incorporating the relocation of Thame Livestock Market and comprising a building acoomodating agricultural sales, administrative offices, welfare facilities and associated uses together with a commercial development comprising 11,981sqm (GEA) of B2/B8 with ancillary E(g)(i) and E(g)(iii), all with access, parking, highway works, landscaping, drainage and ancillary operation. (as amended by information received on 17 December 2024 and as amplified by additional information received 03 and 17 February 2025).

Consideration of this item was deferred with the agreement of the applicant and the Chair of the Planning Committee.

Change of use of the Star Inn from a public house to two 3-bedroom residential units and erection of one 3-bedroom  and two 2-bedroom dwellings, together with the provision of 11 parking spaces, with access from Middle Road.

Listed building consent for internal alterations and demolition of existing single-storey modern flat roof garage and kitchen store extension.

The committee considered planning applications P24/S3690/FUL and P24/S3692/LB.

Change of use of the Star Inn from a public house to two 3-bedroom residential units and erection of one 3-bedroom and two 2-bedroom dwellings, together with the provision of 11 parkin spaces, with access from Middle Road.

Listed building consent for internal alterations and demolition of existing single-storey modern flat roof garage and kitchen store extension.

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 presented the report to members.

The two applications sought both full planning permission and listed building consent to convert the existing Star Inn into two 3-bedroom dwellings and a further three dwellings on the land within the curtilage and on the former carpark.

The applications were referred to the planning committee as the Parish Council had objected to the proposal. The application was almost identical to the previous scheme granted in 2020 to which the Parish Council did not object and was approved with delegated powers. The Parish Council had objected to the current application due to concerns related to potential parking on the highway to the front of the converted public house which could affect access for neighbours.

The previous permission had lapsed and therefore the applicants were required to reapply. Since the previous 2020 application the mandatory biodiversity net gains requirements had been added and therefore the development was considered an improvement on what had previously been approved.

Tilted balance and presumption in favour of sustainable development and granting planning permission applied to this development and as with the previous scheme there had been no technical objections from the Highway Authority or the Council’s Heritage officers. Therefore, the applications were recommended for approval.

Philip Waddy spoke in support of the application.

Members asked how long the Star Inn had been closed for and were advised that it had been empty since around 2018 and that there was another pub located within 20-metres.

Members queried the size of the residential amenities and were advised that the garden sizes exceeded the recommended size for the proposed number of residents and reiterated that there was now the requirement for 10% biodiversity net gain which would be delivered offsite.

Members acknowledged that the proposal would be a positive contribution for the village and would preserve the listed building.

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

RESOLVED: to approve planning application P24/S3690/FUL subject to the following conditions:

Standard conditions

1. Commencement 3 years – Full Planning Permission

2. Approved plans *

Pre-commencement conditions

3. Schedule of Materials

4. Surface water drainage works (details required)

5. Foul water drainage works

6. Ecology – Bat and Bird boxes

7. Ecology Construction method statement

8. Cycle parking facilities

Prior to occupation conditions

9. SUDS compliance report

10. Vision splay dimensions

11. Parking and manoeuvring areas retained

12. Energy statement verification  ...  view the full minutes text for item 115.

Variation of condition 2 (approved plans) on application P22/S1116/FUL (Demolition of existing detached garage. Erectio of new contemporary two storey two bed dwelling. Provision of private amenity space with off street praking utilising existing highway access to Kellys Road. Provision of enclosed bin and bike stores) – addition of a single storey projection to the rear, the infill of the approved rear balcony and internal alterations.

The committee considered planning application P25/S0270/S73.

Variation of condition 2 (approved plans) on application P22/S1116/FUL (Demolition of existing detached garage. Erection of new contemporary two storey two bed dwelling. Provision of private amenity space with off street parking utilising existing highway access to Kellys Road. Provision of enclosed bin and bike stores) – addition of a single storey projection to the rear, the infill of approved rear balcony and internal alterations.

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 presented the report to members.

Planning permission was granted in August 2022 for a 2-storey dwelling. All pre-commencement conditions had been discharged and construction on the site was well advanced. A number of changes to the approved plans had been made during construction and the application was for planning permission for those changes.

Plans showing the approved development alongside the proposed plans were shown to the members.

The proposal was for a single storey projection to the rear. The approved balcony on the first floor was to be infilled and a first-floor window to be added to the bathroom on the side elevation. Alterations to the first-floor rear window were proposed so that it would be flush with the side wall and a privacy screen to be added to the west side of the rear single storey extension.

Internal changes to the room layout had also been carried out, moving the bathroom from the rear of the property to the side, with a new bedroom proposed at the rear.

Photos of the development were shown to the members.

The bathroom window was shown highlighting that it was fitted with obscured glass preventing any overlooking. The view from the bedroom window was shown and it was stated that there was an unacceptable level of overlooking to the neighbour’s garden which would be mitigated by the installation of the proposed privacy screen, which would be made of obscured glass.

An amended Condition 14 had been proposed, to include the following wording: The privacy screen is to be an obscured glazed glass panel glazed in obscure glass with a minimum of level 3 obscurity unless otherwise agreed in writing. The condition would also prevent the flat roofed area, of the single storey extension, from being used as a balcony.

Subject to the recommend conditions and revised condition 14, the application was recommended for approval.

The members asked for clarity over the size of the proposed privacy screen and were informed that it would be 3-metres long and 1.7-metres high, further to this there would be a physical barrier to prevent the occupiers from walking on to the roof of the single storey extension. Members queried how this would be enforced and were advised by officers that it was in the conditions.

Members acknowledged that the proposed dwelling was of a contemporary style and was very similar to the dwelling immediately opposite the site  ...  view the full minutes text for item 116.

The proposed development forms part of the Public sector Decarbonisation Scheme and is as follows:

-       Installatio of photovoltaic panels on the roof of Didcot Wave Leisure Centre.

-       Installation of an electricity sub station enclosure.

-       Installation of 2no. LTHW air source heat pumps, in addition to 3no. refrigerant condenser units.

The committee considered planning application P25/S0282/FUL.

The proposed development forms part of the Public sector Decarbonisation Scheme and is as follows:

-Installation of photovoltaic panels on the roof of Didcot Wave Leisure Centre.

-Installation of an electricity substation enclosure.

-Installation of 2no. LTHW air source heat pumps, in addition to 3no. refrigerant condenser units.

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 presented the report to members.

The application was for planning permission to install solar panels on the roof of the Didcot Wave building and the installation of two air source heat pumps and a substation. The application was presented to the committee as

South Oxfordshire District Council was the applicant. A single objection had been received over concern relating to noise.

The proposal formed part of the public sector decarbonization scheme and was in accordance with the overall objectives and planning policies for reducing carbon emissions. The air source heat pumps and substation are imposed around the building and the solar panels themselves would not have a harmful visual impact.

The proposal had been considered by the Council’s Environmental Health team and have proposed a condition requiring mitigation measures to be carried out.

The application was recommended for approval.

Members requested clarification on the potential noise impact on residents and were advised that the air source heat pumps and the substation would be enclosed and located in close proximity to the building. The nearest residents were a significant distance away, with a play area between those properties and the site.

Members asked whether the energy being generated would be stored or pushed out to the grid. The officer advised that while they were not certain, the assumption was that it was to support the energy requirements of the building itself.

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

RESOLVED: to approve planning application P25/S0282/FUL subject to the following conditions:

1. Commencement 3 years – Full Planning Permission

2. Approved plans *

3. Materials as on plan

4. Mitigation as approved

To receive the appeals information report from the head of planning.

Recommendation: to consider and note the appeals information report.

The committee received the appeals information report from the head of planning.

The committee agreed to note the report.