Construction of 1no dwelling with parking and associated landscaping. (As amplified by transport statement received 11 July 2022 and amended by plans received 20 October 2022 to replace one front dormer with high level rooflight).
Minutes:
The committee considered planning application P22/S0093/FUL for the construction of a dwelling with parking and associated landscaping (as amplified by transport statement received 11 July 2022 and amended by plans received 20 October 2022 to replace one front dormer with high level rooflight), on land adjacent to 5 St Annes Close, Access off Old Greys Lane, 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
application was brought to the committee due to the objection of
the town council. The site itself was a long strip of land between
Deanfield Avenue and St Anne’s
Close, with most of it being taken up by a single-track lane
serving existing properties and a Thames Water pumping station. The
application would extend the lane to create the driveway and
parking for the proposed development. The existing footpath would
not be affected. The dwelling itself was proposed to be a
three bedroom house and was considered
to
be sufficiently separated from 5 St Anne’s Close to avoid
being overbearing with the window position meaning it would avoid
material loss of privacy.
A previous application for a single dwelling on the site was
dismissed at appeal as it had unacceptable amenity space,
especially regarding the shadowing of the site from the trees to
the south. Due to the larger garden area proposed in this
application, the planning officer believed that the planning
inspectorate’s criticism had been addressed.
As there were no objections from technical consultees and the
development
addressed the concerns by the planning inspectorate on the
previously refused application, the planning officer believed that
the new application was considered to be
acceptable.
Councillor Ken Arlett spoke on behalf of Henley-on-Thames Town
Council, objecting to the application.
Chris Keen, the agent representing the applicant, spoke in support
of the application.
The committee had conducted a
site visit prior to the discussion of the application. The
committee raised concerns about the potential loss of the public
footpath and agreed that this should be retained. As the agent
confirmed that the applicant would be willing to ensure the
footpath was retained for public use, and improved, as part of
their application, a new condition was agreed by the committee for
footpath treatment and associated works on and off the site. In
addition, the committee agreed that it would like to see this
footpath adopted in the definitive map as a public right of
way,
therefore, the members also agreed to include an informative on the
planning
permission indicating the commitment of the agent to work with
Oxfordshire Country Council, the local highways authority, to make
this the case.
On a question about potential flooding issues, the planning officer
confirmed that the drainage engineers had not raised concerns.
Members also asked about the stability of the bank and the planning
officer believed that the retaining wall on the plans would deal
with this issue but the committee agreed
that it would like to see more detail of this retaining wall and
therefore for this to be explicitly required in the
conditions.
Ultimately, as the site complied with the local plan policies and
addressed the
concerns that lead to the previous application being refused on
appeal, the committee did not see any material planning reasons for
refusal. Therefore, it was agreed that the application was
considered acceptable subject to a new condition about footpath and
associated works on and off site, inclusion of detail about the
retaining wall in the boundary treatment condition, and an
informative about the importance of ensuring the footpath would be
adopted as a public right of way.
A motion, moved and seconded, to approve
the application was carried on being put to the vote.
RESOLVED: to approve planning application P22/S0093/FUL,
subject to the following conditions:
1. Commencement of development within 3 years
2. Implement development in accordance with approved plans
3. Schedule of Materials to be agreed in writing
4. Proposed levels to be agreed
5. Rooflight serving bedroom 1 along the north elevation to be set
at least 1.7 metres in height
6. Landscaping schedule (including hardsurfacing, boundary treatment and details of
retaining walls) to be agreed in writing
7. Surface water drainage works (details required) to be agreed in
writing
8. Foul drainage works (details required) to be agreed in
writing
8. Vision splay dimensions to be agreed
10. Turning Area & Car Parking to be implemented as per plan
and remain unobstructed
11. Contaminated Land – phased risk assessment
12. Contaminated Land – remediation strategy
13. Unsuspected Contaminated Land to be reported and mitigation
agreed in writing
14. Wildlife Protection measures to be implemented as per
recommendations in supporting Ecological Appraisal
15. Biodiversity Enhancement features as recommended in Ecological
Appraisal to be submitted to and approved in writing
16. Biodiversity Offsetting –certificate confirming the
agreement of an Offsetting Provider to deliver a Biodiversity
Offsetting Scheme to be agreed
17. External Lighting – details to be agreed if
proposed
18. Withdrawal of permitted development rights for roof additions
and alterations (Class B and Class C) to the front elevation
19. Withdrawal of permitted development rights for outbuildings
(Class E)
20. Details of the realigned steps between Henley-on-Thames public
footpath 6 and Makins Recreation Ground
to be agreed and implemented prior to construction of the dwelling
above slab level
Informative – The applicant is advised to explore the
possibility with Oxfordshire County Council of adding the existing
path between Henley-on-Thames public footpath 6 and Makins Recreation Ground to the Definitive Rights
of Way Map.
Supporting documents:
01235 422520
(Text phone users add 18001 before dialing)
South Oxfordshire District Council
Abbey House, Abbey Close,
Abingdon
OX14 3JE