Planning Application Details

The application proposes specialist housing for older people in a location that does not have good access to public transport and local facilities. The site is not within walking distance of essential services and the applicant has failed to demonstrate that safe pedestrian access could be delivered to enable future residents to access facilities by walking or via public transport. The development would be detached from the existing residential development in Thame and would not be well integrated with the wider neighbourhood. As such, the proposed development is contrary to policies H1 and H13 of the South Oxfordshire Local Plan 2035, policies GDH1 and GDH2 of the Thame Neighbourhood Plan 2020-2041 and the provisions of the National Planning Policy Framework.

Parts of the site are at high risk of surface water flooding, including the area where the proposed vehicular access would be located. The site has not been subject to the sequential test, so fails to demonstrate that there are no alternative sites in areas with a lower risk of flooding. As such the proposal cannot be considered to direct development to areas with the lowest probability of flooding and is contrary to Policy EP4 of the South Oxfordshire Local Plan 2035 and the provisions of the National Planning Policy Framework.

The application proposes that the affordable units will comprise homes for discounted market sales. This tenure would not meet the affordable housing needs of the district and in the absence of a completed Section 106 legal agreement to secure an appropriate tenure mix, the proposed development is contrary to policies H9 and DES1 of the South Oxfordshire Local Plan 2035, policy GDH2 of the Thame Neighbourhood Plan 2020-2041 and the provisions of the National Planning Policy Framework.

The proposals would breach the existing, clearly defined, residential edge of Thame and introduce an incongruous and intrusive development into the rural landscape on the edge of the town. The Landscape Infrastructure Parameter Plan and Strategic Landscape Masterplan indicate that there would not be sufficient space to accommodate planting mitigation needed to limit adverse landscape and visual impacts, or to help assimilate the development into its surroundings. As such, the proposed development is contrary to policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035 and the provisions of the National Planning Policy Framework.

The proposed development fails to respond positively to the context of the site and the parameter plans do not demonstrate that a high-quality design and layout can be achieved. The scale, height and density of the development would be out of character in this location beyond the built-up residential area of Thame. Furthermore, the development has not been designed with sufficient space for all surface water to be conveyed to above ground features, or with an appropriate level of usable public open space. As such, the proposal is contrary to policies DES1, DES2, DES3, DES4, DES5 and CF5 of the South Oxfordshire Local Plan 2035, policies GDH2, CPQ1 and SF03 of the Thame Neighbourhood Plan 2020-2041 and the provisions of the National Planning Policy Framework.

The proposed development fails to safeguard existing trees in the layout and the removal of the higher value on-site habitats would not accord with the mitigation hierarchy. The proposal would also fail to secure the relevant biodiversity net gain on-site. Furthermore, in the absence of a completed Section 106 legal agreement, the proposal fails to secure the on and off-site enhancements for the purpose of biodiversity net gain. As such, the proposed development is contrary to policy ENV3 of the South Oxfordshire Local Plan 2035, policy NEB1 of the Thame Neighbourhood Plan 2020-2041, and the provisions of the National Planning Policy Framework, and fails to accord with Article 37A of The Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended)

Insufficient information has been submitted to demonstrate that the proposed vehicular access onto Kingsey Road would be safe and convenient for all users of the highway network. As such, the proposal would have an adverse impact on highway safety and is contrary to policy TRANS5 of the South Oxfordshire Local Plan 2035 and the provisions of the National Planning Policy Framework.

The application has not demonstrated that the proposal would provide sufficient safe and practical accessibility by sustainable travel modes. As such, the proposal is contrary to policies DES1, TRANS2, TRANS4 and TRANS5 of the South Oxfordshire Local Plan 2035, policy GAAT1 of the Thame Neighbourhood Plan 2020-2041 and the provisions of the National Planning Policy Framework.

The application has not demonstrated that a suitable surface water drainage scheme, which incorporates above ground SuDS attenuation, could be accommodated on the site. As such, the proposal is contrary to policies EP4 and DES1 of the South Oxfordshire Local Plan 2035, policy NEF1 of the Thame Neighbourhood Plan 2020-2041 and the provisions of the National Planning Policy Framework.

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. As such, the proposal is contrary to Policies INF1, TRANS4, TRANS5, EP3 and CF5 of the South Oxfordshire Local Plan 2035, policies GAAT1, GAPT1 and GAP1 of the Thame Neighbourhood Plan 2020-2041 and the provisions of the National Planning Policy Framework.