Planning Application Details

The site consists of greenfield land which falls outside of Nuneham Courteney's built area. The development would extend beyond the built limit of Nuneham Courteney and would therefore be detached from public services and social and community facilities. Due to the isolated location away from the village the proposed development would not constitute sustainable development. Furthermore, the proposed development would not represent infill development as the dwellings would not be closely surrounded by buildings. The development therefore fails to accord with policies STRAT1, H1 and H16 of the South Oxfordshire Local Plan 2035.

The proposed dwellings which would be sited on greenfield land outside of the built-area of Nuneham Courteney would harm the openness of the Green Belt and represent inappropriate development in the Green Belt. The proposed dwellings would not constitute infill development or be situated on previously developed land. No very special circumstances have been proposed. This is a prominent site which is within the open countryside. The dwellings would therefore impact on the openness of the Green Belt and result in inappropriate development in the Green Belt which is contrary to policy STRAT6 of the South Oxfordshire Local Plan 2035 and paragraph 147 of the NPPF.

The proposed development would have a harmful impact on the significance of Nuneham Courtenay Conservation Area and nearby listed buildings. The site defines the approach to the 18th Century estate village from the north and sits at the top of a small rise making it a key visual landmark in the landscape when approached from either the north or the south. The built footprint would be situated at a 45-degree angle to the road, in contrast to the existing strong building line flanking the highway in a ribbon development as part of the historic planned settlement. The dwellings are proposed to be set-back from the road, the proposed layout would therefore appear incongruous and harmful to Nuneham Courtenay's historic pattern of development. The proposed dwellings fail to conserve or enhance the special interest, character, setting and appearance of the Nuneham Courtenay conservation area and its designated heritage assets. The development is therefore contrary to policies ENV6, ENV7 and ENV8 of the South Oxfordshire Local Plan 2035, and paragraphs 197 and 199 of the NPPF.

The proposed development would be situated on important open space which is elevated above the rest of the landscape when approached from either the north or the south. The greenfield site is situated outside of the built area of the village. This area is characterised by its open green landscape. The dwellings would be prominent and are proposed to have a layout at a 45-degree angle to the road, in contrast to the existing strong building line flanking the highway in a ribbon development. This would create an overbearing impact that would be detrimental to the visual amenities of the locality and would lead to a progressive detraction from the rural character and appearance of the area and the surrounding open countryside The development therefore fails to accord with policies STRAT1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

The proposed one and a half storey garage serving plot 2 would extend 4.2 metres beyond the rear building line of End House at Yew Tree Courtyard, the dwelling to the south-east. The proposed garage would therefore create an overbearing impact towards the occupants of End House and create a loss in daylight to the occupants garden amenity space and ground floor windows. The development is therefore contrary to Policy DES6 of the South Oxfordshire Local Plan 2035.

Insufficient access information has been provided in support of the application. Adequate and safe visibility splays at the site's vehicle exit have not been demonstrated. The proposed access is likely to increase the risk to highway safety and to other users of the highway within the vicinity. In view of the above and given the limited information provided the development is contrary to policy TRANS5 of the South Oxfordshire Local Plan 2035 and paragraphs 110 to 112 of the NPPF.

The applicant has failed to provide an energy statement and SAP calculations to demonstrate that the development would achieve at least a 9% reduction in carbon emissions compared with 2022 Building Regulations compliant base case. An energy statement with supporting SAP calculations are required to ensure developments use less energy and assess the opportunities for using renewable energy technologies. The proposed development therefore fails to accord with policy DES10 of the South Oxfordshire Local Plan 2035.

The site is situated within an area where Great Crested Newt habitats are located. Great Crested Newts are a legally protected species. Development likely to result, either directly or indirectly to the loss, deterioration or harm to legally protected species and their habitats will only be permitted if the need for, and benefits of the development outweigh the adverse effect on the interests, it can be demonstrated that it could not reasonably be located on an alternative site that would result in less or no harm to the interests, and measures are provided, that would mitigate or compensate for the adverse effects resulting from development. The development has failed to address the above and is therefore contrary to policy ENV2, ENV3 and DES1 of the SOLP 2035, and paragraph 174(a) and (d), and paragraph 180 (a) and (d) of the NPPF.

Insufficient ecological information has been submitted to support this application. Essential ecological information is required to fully assess the impacts of development on important ecological receptors (e.g European protected species) and determine whether the proposal will likely result in a net loss of biodiversity. In the absence of this information, the application is judged to be contrary to standing advice, Natural England guidance, paragraph 99 of Circular 06/2005, Policies ENV2 and ENV3 of the SOLP, and paragraphs 174 and 180 of the NPPF.

Insufficient information has been submitted to demonstrate that the development will reduce ground water flooding in the area. The site is shown to be at high risk of groundwater flooding. The proposed development has the potential to displace ground water laterally and vertically which would exacerbate the risk of flooding in the locality. The development therefore fails to accord with policies INF4 and EP4 of the South Oxfordshire Local Plan 2035.