Agenda item

Erection of detached two-storey dwelling with parking and amenity space. (As amplified by additional contamination information received 27 March 2023 and amended by revised application form removing 'layout' from the proposal and making it a reserved matter).

The committee considered planning application P22/S2640/O for the erection The committee considered planning application P22/S2640/O for the erection of detached two-storey dwelling with parking and amenity space (as amplified by additional contamination information received 27 March 2023 and amended by revised application form removing 'layout' from the proposal and making it a reserved matter), on land at 15 Tollgate Road, Culham.  

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 Culham Parish Council. The planning officer informed the committee that the application was an outline application in order to establish the principal of a two-storey dwelling with access on the site and that all other matters would be reserved for the future with the exception of the access.

The planning officer noted that infill development was not inappropriate in Culham, based on housing policy, nor in the Green Belt, as it was one of the few exceptions. Therefore, as the planning officer considered the proposed outline dwelling to be situated in the village of Culham and to be an infill development, he believed it to be acceptable.

It was also noted that there had been a historic decision on the site to refuse a previous housing application. However, this was 45 years’ ago and the planning officer informed members that the understanding about what was in and outside of a village, and what was and was not considered infill development, had evolved since then. It was the officer’s view that the site was located withing the village and that, as it was closely surrounded on three sides by development – houses to the north and south and a Thanes Water pumping station to the west – it was also an infill development.

Finally, on highways safety, the planning officer noted that there was no objection to the access by the local highway authority.

Overall, as the planning officer believed that the dwelling would be considered infill development in Culham, and that the access was acceptable on highways terms, he recommended that the application be approved.

SiobhamSargeant spoke objecting to the application. 

Jake Collinge, the agent representing the applicant, spoke in support of the application. 

Councillor Sam Casey-Rerhaye, a local ward councillor, spoke objecting to the application. 

The committee asked the planning officer about the details of the outline application and he confirmed that this application only dealt with the principle of development and access and that a future reserved matters application would cover the details of the dwelling. It was also clarified that applicants were entitled to apply for outline applications and the council must assess every application on its own merits.

Members also noted there was a spring located on the site and asked about what impact this would have on the current application. In response, the planning officer informed members that the council’s drainage engineers had no objection on flooding grounds but requested conditions on surface and foul water. In addition, the ecologist did raise drainage as a potential issue but was satisfied with the requirement for a preliminary ecological assessment. Bearing these representations in mind and considering that it could be dealt with in the planning control stage, the planning officer did not consider the spring a material consideration to the outline application before the committee.

Members inquired as to the definition of infill, and the planning officer responded with the definition in the Local Plan, that infill was considered to be, “the filling of a small gap in an otherwise continuous built-up frontage or on other sites within settlements where the site is closely surrounded by buildings”. He also emphasised that cases of potential infill should be assessed case by case on their own merits and there was no requirement for a site to be totally enclosed on all sides to meet that definition. Based on this, the committee was satisfied that the site met the criteria and so could be considered infill development. 

Members then inquired about the status of the building to the south and the planning officer confirmed that it was not a heritage asset but that the Culham Neighbourhood Plan had identified it as a building of note. In addition, as the application site was north of the existing building, the officer considered that it maintained the openness around that building, but as it was not formally designated there was no requirements about spacing.

Overall, as the committee recognised that the site was an infill development in the village of Culham, they considered it acceptable on these grounds. As the spring on site was not material to the outline application, and as highways had no objection, the committee could see no material planning reason to refuse the application. Therefore, the members agreed to approve the application subject to conditions.

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

RESOLVED: to approve planning application P22/S2640/O, subject to the following conditions:

Standard conditions:

1. Commencement - Outline with Reserved Matters

2. Approved plans

Prior to commencement conditions:

3. Tree protection - detailed

4. Surface water drainage works (details required)

5. Foul Water Drainage

6. Contaminated Land - Linked Conditions (1)

7. Plan of Car Parking Provision (unspecified number of spaces)

Prior to occupation conditions:

8. Contaminated Land - Linked Conditions (2)

9. Electric charging point details

Compliance conditions:

10. Unsuspected Contaminated Land Condition

11. Energy Statement

12. Preliminary Ecological Assessment