Agenda item

Refused in line with officer recommendation. Reasons to be set out in the minutes.

The committee considered application 25/02906/OUT, an outline application for the erection of 12 no dwelling houses with all matters reserved except for access and layout, at land adjoining and at 81 North Street Fritwell

Oxfordshire OX27 7QR for BHK Preston ltd.

Peter McCorkell, agent on behalf of the applicant, addressed the Committee in support of the application.

It was proposed by Councillor Rogers and seconded by Councillor Webb that application 25/02906/OUT be refused, in line with the officer recommendation. 

In reaching its decision the Committee considered the officer’s report and presentation, and the addresses by public speaker.

Resolved

(1)          That, in line with the officer’s recommendation, permission for application 25/02906/OUT be refused for the following reasons: 

1. The proposed development would be an urbanising form of development which by reason of its location and the proposed land use would result in an isolated cluster of dwellings poorly related to the existing village and falling outside the settlement area defined by Policy PD1 of the MCNP. The proposal would adversely impact the rural setting of the village and would result in a harmful visual intrusion of development into the landscape and open countryside and would therefore result in harm to the rural character and appearance and quality of the area. In addition, it would cause damage to the significance of the adjacent designated heritage asset by irrevocably removing the rural setting of the Conservation Area. The proposal would not provide an appropriate housing mix for the provision of affordable housing of development. This identified harm would significantly and demonstrably outweigh the benefits of the proposal. The proposal is therefore contrary to Policies PD1 and PD4 of the Mid-Cherwell Neighbourhood Plan 2018-2031, Policies BSC2, BSC3, ESD13 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1, Saved Policies C8 and C28 of the Cherwell Local Plan 1996 and the National Planning Policy Framework. 

2. The proposed development would be sited in a geographically unsustainable location with poor access to services and facilities and therefore future residents would be highly reliant on the private car to meet their day to day needs which would not reduce the need to travel and would result in increased car journeys and hence carbon emissions. The proposed development therefore conflicts with Policies ESD1 and SLE4 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance in the National Planning Policy Framework. This identified harm would significantly and demonstrably outweigh the benefits associated with the proposed development and therefore the development does not constitute sustainable development when assessed against the National Planning Policy Framework as a whole. 

3. By virtue of a lack supporting information the proposals have failed to demonstrate that the proposal would be acceptable in terms of (i) highway safety and pedestrian safety, (ii) biodiversity and the natural environment of the site and (iii) potential archaeological deposits at the site. As such the proposal is contrary to Polices ESD10 and ESD15 of the Cherwell Local Plan 2011 - 2031 Part 1 and Government guidance contained within the National Planning Policy Framework. 

4. By virtue of a lack supporting information to enable an appropriate technical assessment the proposals have failed to demonstrate that an appropriate sustainable drainage strategy for the site utilising sustainable drainage systems (SuDS) can be delivered. As such the proposal is contrary to Policy ESD7 of the Cherwell Local Plan 2011 - 2031 Part 1 and Government guidance contained within the National Planning Policy Framework. 

5. In the absence of the completion of a satisfactory Section 106 Agreement, the Local Planning Authority is not convinced that the necessary infrastructure directly required as a result of this development, in the interests of supporting the sustainability of the village and the development, and in the interests of safeguarding public infrastructure and securing on site future maintenance arrangements, will be provided. This would be contrary to Policies INF1, PSD1, BSC3, BSC10, BSC11 and BSC12 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.