Agenda item


The Ben Jonson Inn, Northampton Road, Weston on the Green, OX25 3RA

Decision:

Refused, contrary to officer recommendation, reasons to be set out in the minutes.

 

Minutes:

The Committee considered application 21/02472/F for the erection of a two-bedroom bungalow to the rear of the existing public house (Sui Generis), utilising existing access and associated parking and landscaping, and the small breakthrough in the boundary wall to facilitate a pedestrian entrance. (resubmission of 21/01022/F) at The Ben Jonson Inn, Northampton Road, Weston on the Green, OX25 3RA for Punch Partnerships (PML) Limited.

 

Susan Daenke, on behalf of Weston on the Green Parish Council addressed the committee in objection to the application. The address also covered the subsequent application 21/02473/LB.

 

Jake Russell, agent for the applicant addressed the Committee in support of the application. The address also covered the subsequent application 21/02473/LB.

 

It was proposed by Councillor Holland and seconded by  Councillor Hughes  that application  21/02472/F   be refused  on the grounds of  the proposal was an  inappropriate and incongruous form of development that would fail to be sympathetic or compatible with the character of the dwelling. The design and siting of the proposed new dwelling would fail to relate appropriately to the Grade II listed Ben Jonson Public House. The access arrangements for the new dwelling proposed would require access and egress for the parking to serve the dwelling to be taken from the existing Public House car park and that the proposal to develop part of the pub garden would detrimentally impact upon the offering of the Public House. 

 

In reaching its decision the Committee considered the officer’s report and presentation, the written updates and the address of the public speakers.

 

Resolved

 

 

(1)            That application 21/02472/F be refused, contrary to officer recommendation for the following reasons:

 

1.               The proposed new dwelling by virtue of its utilitarian design would result in an inappropriate and incongruous form of development that would fail to be sympathetic or compatible with the character and fail to reinforce the local distinctiveness of the surrounding area which sits within the designated Weston-on-the-Green Conservation Area. The proposal would thus be contrary to Policies C4 and H4 of the Weston on the Green Neighbourhood Plan, saved Policies C28 and C30 of the Cherwell Local Plan 1996, Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, and Government guidance contained within the National Planning Policy Framework.

 

2.               The design and siting of the proposed new dwelling would fail to relate appropriately to the Grade II listed Ben Jonson Public House. It would remove space that provides an important element of its historic and still well-defined curtilage impacting on the setting of the Listed Building, together with the loss of the trees and a proportion of the boundary wall that would cause harm to the character and appearance of the Weston-on-the Green Conservation Area. The less than substantial harm identified would not be outweighed by any public benefits of the scheme. The proposal is therefore contrary to the provisions and aims of Policies C4 and H4 of the Weston on the Green Neighbourhood Plan, saved Policies C23, C28, C30 and C33 of the Cherwell Local Plan 1996, Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, and Government guidance contained within the National Planning Policy Framework.

 

3.               The access arrangements for the new dwelling proposed would require access and egress for the parking to serve the dwelling to be taken from the existing Public House car park. This would likely lead to issues with the shared space being used both by the residents of the dwelling and their visitors, and the customers of the Public House. The proposal is therefore contrary to Policies T1 and T3 of the Weston on the Green Neighbourhood Plan, and Policy ESD15 of the Cherwell Local Plan 2031 Part 1.

 

4.               The proposal to develop part of the pub garden would detrimentally impact upon the offering of the Public House. This detrimental impact of the facilities it can offer would undermine its viability which would threaten the loss of a valued village service. The proposal is therefore contrary to Policy C1 of the Weston on the Green Neighbourhood Plan, saved Policy S29 of the Cherwell Local Plan 1996, Policies ESD 15 and BSC 12 of the Cherwell Local Plan 2011-2031 Part 1, and Government guidance and advice on supporting and building a strong, competitive economy and promoting healthy and safe communities contained within the National Planning Policy Framework.

 

 

 

Supporting documents: