Agenda item

P22/S3363/FUL - Grove Farm, Patemore Lane, Pishill, RG9 6HH

Conversion of existing barn into single 4 bedroom dwelling, construction of new car port and renovation of existing stables. Demolition of all other site buildings and upgrade of existing vehicular entrance (as amended to detail the extent of the domestic garden and to reduce the areas of glazing).

Minutes:

The committee considered planning application P22/S3363/FUL for the conversion of existing barn into single four bedroom dwelling, construction of new car port and renovation of existing stables. Demolition of all other site buildings and upgrade of existing vehicular entrance (as amended to detail the extent of the domestic garden and to reduce the areas of glazing), on land at Grove Farm, Patemore Lane, Pishill.  

 

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 Watlington Parish Council. This site itself was part of a narrow valley floor within the Chilterns Area of Outstanding Natural Beauty (AONB) with its immediate surroundings largely comprising areas of unspoilt woodland and pasture. The planning officer also informed the committee that a past application for the site had been dismissed at appeal due to its failure to conserve or enhance the beauty of the area.

 

The application sought to demolish all the existing buildings on site apart from a barn, which would be converted into a dwelling, and a stable building. The planning officer also confirmed that the result of the works would lead to a reduction in the site’s overall building footprint and the relandscaping of most of the currently built-up area.

 

Overall, the planning officer believed that the application would be an enhancement to the site and an appropriate reuse of an existing building in an AONB. Therefore, he recommended that the application be approved with the additional suggested condition for a requirement that the buildings shown for demolition on the plans were actually demolished.

 

 

Andrew McAuley spoke on behalf of Watlington Parish Council, objecting to the application. 

 

Chris Wilkinson, the agent representing the applicant, spoke in support of the application. 

 

Councillor Anna Badcock, a local ward councillor, spoke objecting to the application. 

 

 

The committee raised concerns about the comments of the highway authority and its belief that the site lacked transport sustainability. The committee asked the planning officer if this concern was due to a lack of provision of accessible public transport and he confirmed that this was the case.

 

In addition, members asked about potential flooding issues as this was raised by the parish council. The planning officer then confirmed that there was an issue with drainage in the valley but was satisfied that the conditions were satisfactory, and that the drainage engineer had no objection subject to those conditions.

 

Although some members considered that the demolition of the buildings on the site would be beneficial, and the change of use of the barn acceptable, a motion to approve the application was not carried due to the majority of the committee maintaining strong concerns about the impact that the development would have on the AONB and about the transport sustainability concerns.   

 

A motion, moved and seconded, to approve the application was not carried on being put to the vote.

 

 

On balance, as members believed that the building would have an adverse effect on the character and appearance of the area and on the Chilterns Area of Outstanding Natural Beauty due to its design and conversion into domestic use, and due to its unsustainable location transport wise, members agreed that the application should be refused.

 

A motion, moved and seconded, to refuse the application was carried on being put to the vote, with the chair issuing his casting vote.

 

 

RESOLVED: to refuse planning application P22/S3363/FUL, for the following reasons:

 

1.       The proposed development, due to its design and siting, would represent an inappropriate domestication of the site in this countryside location and would detract from the landscape character and natural beauty of this part of the Chilterns Area of Outstanding Natural Beauty.  As such the development would be contrary to Policies STRAT1, ENV1, H1, DES1, and DES2 of the South Oxfordshire Local Plan 2035 and Policy P3 of the Watlington Neighbourhood Plan and the National Planning Policy Framework.

 

2.       The application site is in a rural location with poor access to local services and facilities, therefore the development would be highly dependent upon car use, with there being no practical opportunity to use public transport. The location of the site is, therefore, considered unsustainable in transport terms.  As such the development would be contrary to Policies DES1, TRANS2, and TRANS5 and the National Planning Policy Framework.

Supporting documents:

 

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