Conditions / Refusal Reasons
The Development Plan identifies appropriate locations for new development. Planning permission for new houses will not be granted unless the development falls within strictly defined criteria. Within the settlement planning permission will only be granted for new housing on infill or redevelopment sites within the existing built up limits. On the edge of larger villages the development of previously developed land may be acceptable in certain circumstances. Whilst the site is within the parish of Chalgrove, it is outside of the defined built up area and is not previously developed land. In this case the site is not an allocated site in the Chalgrove Neighbourhood Plan and is not an infill or redevelopment site. The development would extend the village into the countryside and result in a harmful impact on the landscape setting of the village. The proposal is unacceptable in principle contrary to Policies STRAT1, H1, DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035 and Policy C1 and C2 of the Chalgrove Neighbourhood Plan.
That the proposed development would result in detriment to the safety and convenience of users of the public highway as a result of inadequate pedestrian and cycle links to the rest of the village contrary to Policy TRANS5 of the South Oxfordshire Local Plan 2035.
That, the layout of the development fails to include a 10 metre buffer zone along the water course to ensure its protection, enhance its function and the setting of the water course and it biodiversity contrary to Policy ENV4 of the South Oxfordshire Local Plan 2035
That, insufficient information has been submitted with the application in respect of surface water flooding, including the lack of a sequential test, to be able to confirm that the site will not be at flood risk or that flood risk will not increase elsewhere contrary to Policy EP4 of the South Oxfordshire Local Plan 2035.
That, having regard to the layout of the development and proximity to existing trees there would be direct conflict with built elements of the development and significant incursions within the root protection areas and the requirement of tree removal to facilitate the development. The loss of or harm to significant trees would be harmful to the landscape setting of the village and the character of the area contrary to Policy ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.
Inadequate information has been provided on likely Priority Habitat (the Chalgrove Brook and possible native hedgerow already removed) and on protected species (particularly bats, water vole/otter, nesting birds and Great Crested Newts). Therefore, a full assessment cannot be made of impacts or whether suitable mitigation/compensation can be provided contrary to Policy ENV2 of the South Oxfordshire Local Plan 2035.
The development has the potential to impact known and previously unrecorded heritage assets. Insufficient evidence has been included within the application to provide a suitable or appropriate assessment of the potential impact of this development on archaeological heritage assets contrary to Policies ENV9 and DES9 of the South Oxfordshire Local Plan 2035 and paragraph 207 of the NPPF.
The application provides insufficient information on the baseline habitats to allow the Local Planning Authority to discharge its statutory functions under mandatory BNG: Having regard to no assessment of the river condition, incomplete accounting for habitat degradation and unreliable/insufficiently precautionary condition assessment of degraded baseline habitats as per Section 6 of Schedule 7A of the Town and County Planning Act 1990 (As amended).
(Show Map - opens in new window)
