Description
Outline planning application with all matters reserved (except for access and layout) for the erection of 63 dwellings, vehicular access from Wantage Road, and all associated works.
Conditions / Refusal Reasons
The proposed development would comprise new residential development beyond the existing built-up area of Wallingford in the open countryside on land that is not previously developed and is currently in an agricultural open countryside use. The principle of development on the site is not accepted and the proposal is contrary to the overall spatial development strategy and locational policies of the South Oxfordshire Local Plan 2035. The proposed development is contrary to Policy STRAT1 (Overall Strategy), Policy STRAT2 (Housing Requirements), and Policy H1 (Delivering New Homes) of the South Oxfordshire Local Plan 2035, and Wallingford Neighbourhood Plan Policy WS1 (Local Strategy for Wallingford) and Policy WS3 (Development Within the Built-up Area).
The proposed development is located beyond the existing built-up area of Wallingford in the open countryside within the setting of the North Wessex Downs National Landscape. The proposed new buildings are not sensitively located and designed to avoid or minimise impacts on the AONB and would have an adverse impact on the landscape, neither conserving or enhancing the natural scenic beauty of the AONB (National Landscape). The proposal would extend the built-up limits of Wallingford into open countryside and would harm the landscape and rural character of the area and have an adverse impact on public views. As such, the proposed development will not visually enhance or complement its surroundings and does not respond positively to the site or surrounding area. The proposed development is contrary to the National Planning Policy Framework and Policy ENV1 (Landscape and Countryside), Policy DES1 (High Quality Development), Policy DES2 (Enhancing Local Character) of the South Oxfordshire Local Plan 2035 and Wallingford Neighbourhood Plan Policy HD1 (Design).
The parameter plans propose a layout, urban grain and heights at odds with the character of the edge of settlement location. The development does not respect the existing local context or complement the scale and height, or grain of the surrounding area. The development also fails to demonstrate it can provide space for an adequate landscape buffer, that it can provide sufficient private garden space for all properties, that it can provide sufficient usable public open space in an appropriate location, including allotments and play facilities, and adequate space above and below ground for street trees. The proposal is contrary to DES1 (High Quality Development), Policy DES2 (Enhancing Local Character), Policy DES3 (Design and Access Statements), Policy DES4 (Masterplans for Major Development), Policy CF5 (Open Space and Recreation in New Developments) and Policy ENV1 (Landscape and Countryside) of the South Oxfordshire Local Plan 2035, and Wallingford Neighbourhood Plan Policy WS1 (Local Strategy for Wallingford) and Policy HD1 (Design).
The proposed development would not be served by an access that would be safe and convenient for all users to the highway network. The application fails to properly assess the traffic impacts of the proposed development, the potential delays on the local highway network and the resulting impact on highway safety. The proposed development would not provide sufficient safe and practical accessibility by sustainable transport modes. As such, the proposed access, parking and overall highway impact of the proposal is contrary to Policy DES1 (High Quality Development), Policy TRANS2 (Promoting Sustainable Transport and Accessibility), Policy TRANS4 (Transport Assessments and Travel Plans), and Policy TRANS5 (Development Proposals)of the South Oxfordshire Local Plan 2035 and WNDP Policy WS1 (Local Strategy for Wallingford) and Wallingford Neighbourhood Plan Policies MC1 (Transport Statement and Travel Plan Statement), Policy MC4 (Safe Travel) and Policy MC5 (Vehicle Parking).
In the absence of a completed Section 106 legal agreement, the proposed development fails to secure affordable housing with a suitable housing mix, type and tenure to meet the needs of the district. As such, the proposal is contrary to Policy H9 (Affordable Housing) and Policy H11 (Housing Mix) of the South Oxfordshire Local Plan 2035 and Wallingford Neighbourhood Plan Policy HD3 (Affordable Housing and Housing Mix).
The submitted application has not demonstrated that the development outweighs the economic and sustainability considerations relating to the mineral resource. The submitted application does not propose mineral resource would be extracted prior to the development taking place or alternatively provide reasons for why it would not be contrary to minerals and waste policy. Therefore, the County Council object to the proposed development on the grounds as there is no evidence to demonstrate potential future mineral extraction will not be prevented or otherwise hindered by the development. The minerals and waste authority advise the proposal is contrary to Policy M8 (Safeguarding) of the Oxfordshire Minerals and Waste Local Plan. The proposal is therefore contrary to Policy EP5 (Minerals Safeguarding Areas) of the South Oxfordshire Local Plan 2035.
In the absence of a completed Section 106 legal agreement, the proposed development fails to secure infrastructure necessary to meet the needs of the development. The proposal is contrary to Policies INF1 (Infrastructure), Policy TRANS4 (Transport Assessments and Travel Plans), TRANS5 (Transport), Policy EP3 (Waste Collection and Recycling) and Policy CF5 (Open Space, Sport and Recreation in New Developments) of the South Oxfordshire Local Plan 2035.
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