Agenda item

Demolition of existing building comprising dwellinghouse and self-contained flat; erection of 3 no. 5-bed detached dwellings, each with parking, private amenity space, bin and bicycle storage. Improvements to vehicular access from Grosvenor Road. (As clarified by revised tree protection and service routes plan received on 7 January 2022 and Biodiversity Assessment received 8 March 2022 and as further clarified by full Biodiversity metric, photomontage and appeal note accompanying Agent's email dated 26 April 2022 and Plot size analysis received on 18 May 2022 & as amplified by Analysis Draft v2 - AO & Plot Size Analysis Plan Rev A received 18 May 2022). (As amended by drawing nos 20130 - PV0010 - C and 20130 - PP1011 - C altering access arrangements.)

The committee considered planning application P21/V3123/FUL for the demolition of existing building comprising dwellinghouse and self-contained flat; erection of 3 no. 5-bed detached dwellings, each with parking, private amenity space, bin and bicycle storage. Improvements to vehicular access from Grosvenor Road. (As clarified by revised tree protection and service routes plan received on 7 January 2022 and Biodiversity Assessment received 8 March 2022 and as further clarified by full Biodiversity metric, photomontage and appeal note accompanying Agent's email dated 26 April 2022 and Plot size analysis received on 18 May 2022 & as amplified by Analysis Draft v2 - AO & Plot Size Analysis Plan Rev A received 18 May 2022). (As amended by drawing nos 20130 - PV0010 - C and 20130 - PP1011 – C altering access arrangements), on land at Whitwick Grosvenor Road, Oxford.  

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. 

Due to technical difficulties, the development manager presented this item. The development manager introduced the report and highlighted that this was called into the committee by a local ward member, Councillor Debby Hallett.

The development manager informed the committee that the application sought permission for construction of three detached five bed houses from the site of an existing dwelling and self-contained flat, accessed through private roads. The site was also noted as not being within the Oxford Green Belt. The main concerns of neighbours and the parish council were that the proposal was overdevelopment and harmful to the character of the area. Although within the density parameters for the area, policies do indicate that lower density is required where higher density would harm the character of the area.

The development manager also spoke about the concerns that residents and the parish had over the designs of the dwellings. It was noted by members that the design of each dwelling is different, but they do have similar features and use the same materials. In addition, the officers report stated that the distance between these proposed dwellings and the neighbours was in excess of requirements and so would be considered acceptable. Ultimately, as there was no objection from technical consultees, subject to conditions, the officers recommended that the application be approved.

Gilliane Sills and David Wyatt spoke objecting to the application. 

Matt Chadwick, the agent representing the applicant, spoke in support of the application. 

Councillor Debby Hallett, a local ward councillor, spoke objecting to the application. 

The committee had conducted a site visit prior to the discussion of the application. Some Councillors expressed a desire to defer the application in order to get more clarity about the private road leading to the site and about the proposed condition put forward by the applicant that they were willing to make improvements to the road within their site boundary. Although this improvement was welcomed by the Committee, as the road was not owned by the applicant or agent, it was unknown how this condition would be applied.

Although the houses proposed in the application would be set back from the road, the committee felt that the use of the same materials for each of the proposed dwellings, and their similar designs, would make them out of character with the unique building designs from site to site. Councillors noted that deferring the application to propose a condition that insisted on different materials used for the three buildings could be proposed. In addition, the committee also raised concerns about the loss of biodiversity on site and about the potential loss of trees.

For these reasons, some councillors believed that deferring the application in order to get more information about these issues would be beneficial. However, the committee felt like this deferral was not appropriate and a decision could be made at the meeting.

A motion, moved and seconded, to defer the application in order to get more information about the road and traffic issues, material and designs used in the buildings, and about the impact on biodiversity and trees on site was lost when being put to the vote. 

A major concern raised by the committee was that the proposal was harmful to the character and appearance of the area due to the level of development and the loss of greenery. Another concern the committee had was that the use of the same materials between the three buildings would also be out of character with the area due to the unique building design site to site. It was noted by the committee that these points would put the application in contravention with the National Planning Policy Framework, Local Plan, and the Neighbourhood Development Plan.

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

RESOLVED: to refuse planning application P21/V3123/FUL, for the following reasons:

1.       The site occupies a prominent, spacious and verdant location on the edge of Harcourt Hill which provides an appropriate step change in terms of density from the open rural land to the south to the higher density development to the north and north west. Having regard to the siting, layout and provision of new building across the whole plot width, the proposal to build three substantial houses on the site would cause considerable harm to the locally distinctive character and appearance of the surrounding area and provides insufficient opportunities to improve biodiversity. Biodiversity improvements should be provided on site to secure development more in keeping with the spacious and verdant character of the area and the adjacent open countryside. As such the proposal is contrary to Policies CP23 and CP46 of the adopted Vale of White Horse Local Plan 2031 part 1, and Policies HS1, HS3 and G2 of the North Hinksey Neighbourhood Plan. Whilst the council is mindful of making efficient use of land, the harm to the character of the area in this case outweighs the benefits and the proposed development would be contrary to the advice in Paragraph 124 d) and e) of the NPPF.

2.       The area is characterised by a wide variety of building styles and materials with no two neighbouring plots in the vicinity being the same. The proposed use of the same materials across the three substantial dwellings would create a uniformity of materials that does not respond positively to the site or the surroundings and would harm the unique and varied character of the area. As such the proposal is contrary to policy CP37 of the adopted Vale of White Horse Local Plan 2031 part 1, and Policies HS1 of the North Hinksey Neighbourhood Plan, the accompanying Parish Character Assessment (Harcourt Hill Character Area), advice in the Joint South and Vale Design Guide and the NPPF.