Conditions / Refusal Reasons
The site lies on the edge the built up limits of Sandford-on-Thames, which is classified as one of the "smaller" villages in the district: It is not identified for any significant housing growth in the Development Plan due to the sustainability (in terms of services, facilities and infrastructure) of the village being limited . The proposal does not represent 'infill' development as defined by the Core Strategy, extending a ribbon of linear built form and envelope of the settlement. The application does not accord with the district's strategy for growth and necessary infrastructure. The proposal is unsustainable and therefore contrary to policies CS1, CSS1, and CSR1 of the South Oxfordshire Core Strategy and policy guidance in NPPF.
The site lies within the Oxford Green Belt, where there is a general presumption that new buildings are inappropriate in order to conserve the special character of Oxford City; and to preserve the countryside outside it. The development does not constitute one of the exceptions to 'inappropriate' development as defined in the NPPF, as such, and should not be approved unless 'very special circumstances' are demonstrated. The development extends the built limits of the settlement into an open space which assists in transitioning from the semi-rural site into paddocks and countryside. The development would not respect the open character of the site or surrounding area and there are no special circumstances demonstrated to depart from this conflict. Substantial weight is afforded to the harm to the openness of the Green Belt. The development therefore is contrary to polices CSEN2 in the South Oxfordshire Core Strategy, saved policy GB4 in the adopted South Oxfordshire Local Plan 2011 and paragraphs 80 to 90 in the NPPF.
The proposed development would result in detriment to the safety and convenience of users of the public highway. Insufficient information has been provided to conclude that the application site can accommodate adequate parking and turning spaces for vehicles. This will likely result in vehicles having to reverse into a busy road, a short distance from the entrance and exit to a fast moving dual carriageway. Highway and driver safety is likely to be compromised. As such, the development is contrary to saved policies T1, T2 and D2 of the adopted South Oxfordshire Local Plan 2011.
The site has is located in an area that may contain land contaminants due to previous land uses. Insufficient information has been provided to assess whether the site is suitable for further human habitation. As such, the development is contrary to saved policy EP8 of the adopted South Oxfordshire Local Plan 2011 and paragraphs 120 and 121 of the NPPF.
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