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Agenda and draft minutes

Lowlands Area Planning Sub-Committee - Monday, 7th April, 2025 2.00 pm

Venue: Council Chamber, Council Offices, Woodgreen, Witney, Oxfordshire OX28 1NB. View directions

Contact: Democratic Services 

Media

Items
No. Item

112.

Apologies for Absence.

To receive any apologies for absence from members of Sub-Committee. The quorum for the Sub-Committee is 4 members.

Additional documents:

Minutes:

Apologies of absence were received from Councillor Andy Goodwin and Councillor Rachel Crouch.

 

Councillor Dan Levy substituted for Councillor Andy Goodwin.

 

Councillor Joy Aitman was to substitute for Councillor Rachel Crouch but did not attend.

 

The Senior Democratic Services Officer commenced the meeting by advising that The Chair, Councillor Michael Brooker, was unable to be present at the start of the meeting and Councillor Andy Goodwin, Vice Chair, was also absent. It was noted that in such circumstances the Sub-Committee was required to elect a substitute to Chair the meeting.

 

Councillor Michele Mead proposed that Councillor Julian Cooper temporarily chaired the Sub-Committee. Councillor Steve Cosier seconded the proposal.

 

Voting record – 12 for the proposal, 0 against, 0 abstentions.

 

The Sub-Committee Resolved that:

 

  1. Councillor Julian Cooper Chair the meeting until the arrival of Councillor Michael Brooker.

 

Councillor Michael Brooker arrived at the meeting at 2:15pm. Councillor Brooker did not participate in discussion or voting on application 24/01565/FUL University Farm.

113.

Declarations of Interest

To receive any declarations of interest from members of the Sub-Committee on any items to be considered at the meeting.

Additional documents:

Minutes:

24/01565/FUL University Farm, Witney Road, Hailey

 

Councillor Sarah Veasey declared that the application was in the bordering District to her Ward of North Leigh, and the traffic for the application was proposed to go through her Ward. Councillor Veasey advised that she was not pre-determined on the application.

 

24/02033FUL Bridge House, Bridge Street, Shilton

 

None.

 

24/03269/ADV Unit 11b, Marriots Walk, Witney

 

Councillor Andrew Prosser declared that he was an Executive Member and would not vote on the application but would remain in the Chamber.

 

Councillor Andrew Lyon declared that the application was within his Ward. Councillor Lyon advised that he was not pre-determined on the application.

 

25/00289/CND, 3 Church View, Bampton - Application determined under delegated powers

 

Councillor Alistair Wray declared that item 48 in the Report on applications determined under delegated powers was his property.

114.

Minutes of Previous Meeting pdf icon PDF 67 KB

To approve the minutes of the previous meeting, held on Monday 10 March 2025.

Additional documents:

Minutes:

Councillor Adrian Walsh proposed that the minutes of the previous meeting held on Monday 10 March 2025 be agreed by the Sub-Committee as a true and accurate record. This was seconded by Councillor Sarah Veasey, was put to the vote and was agreed unanimously by the Sub-Committee.

 

The Sub-Committee Resolved to:

 

Agree the minutes of the previous meeting held on Monday 10 March 2025 as a true and accurate record.

115.

Applications for Development pdf icon PDF 539 KB

Purpose:

To consider applications for development, details of which are set out in the attached schedule.

 

Recommendation:

That the applications be determined in accordance with the recommendations of the Development Manager.

 

Pages

Application No.

Address

Planning Officer

13-41

24/01565/FUL

 

University Farm, Witney Road, Hailey

James Nelson

42-50

24/02033FUL

Bridge House, Bridge Street, Shilton

James Nelson

51-54

24/03269/ADV

Unit 11b, Marriots Walk, Witney

Joshua McFarland

 

 

Additional documents:

116.

24/01565/FUL University Farm, Witney Road, Hailey pdf icon PDF 53 KB

Additional documents:

Minutes:

James Nelson, Principal Planner presented the application for the installation and operation of a renewable energy generating station comprising ground-mounted photovoltaic solar arrays and battery-based electricity storage containers together with switchgear container, inverter/transformer units, site access, internal tracks, security measures, access gates, other ancillary infrastructure and landscaping and biodiversity enhancements.

 

The Principal Planner’s presentation addressed the following points:

 

  • The site was split over three parcels. The westernmost and largest comprised most of the panels, the central parcel contained further panels, and the easternmost parcel of the site had no panels proposed. 
  • The site was north of Witney, with Hailey to the west.
  • The land was undeveloped agricultural land.
  • Constraints on the site included: Hailey Conservation Area to the west, Listed Buildings associated with Swanhall Farm and public rights of way.
  • The main site access was on New Yatt Road.
  • The Landscape Strategy showed a significant reduction in panels in Field 1 and 3 from the previous application. Field 4 included a buffer and structural landscaping to screen the site from Listed Buildings and Heritage Assets. Increased screening had also been placed adjacent to New Yatt Road to the west of Field 10. Two eastern fields were reserved for skylark mitigation.
  • The panels had a maximum height of 3 metres. Battery inverter stations had an approximate height of 3 metres. Fencing and gates were timber post and wire and were approximately 2 metres in height. DNO and mast heights were a maximum of 5 metres.
  • The construction compound was in the northern portion of Field 10 for the duration of construction.

 

Robert Gunn, North Leigh Parish Council, addressed the Sub-Committee in objection to the application which raised the following points:

 

  • There had been no changes to the proposed construction traffic route from the previous application.
  • The proposed route for construction traffic was via the A4095 Common Road, Park Road and New Yatt Road.
  • The route proposed for construction traffic provided unacceptable risk to road users. The route included passing houses in close proximity to roads, pinch points, a lack of footpaths and would further damage the carriageways.
  • The impact on views from New Yatt Road were impacted by the site.
  • The biodiversity concerns had been addressed in a superficial way.

 

The Sub-Committee sought clarity from the speaker on the figures provided for traffic near misses and construction traffic road movements, confirmed that the concerns raised by the speaker were for the construction phase only, and clarified the position of the speaker that biodiversity had been addressed superficially.  

 

Bente Klein, Development Project Manager for RWE, addressed the Sub-Committee in support of the application which raised the following points:

 

  • Following the tangible changes made to the proposal put to the Sub-Committee in 2023 the Officer had put the current proposal forward for approval.
  • Projects such as the proposal were crucial due to accelerating climate change and the Governments pledge to create a carbon neutral electricity grid by 2035 and to reach net zero by 2050.
  • The proposal would meet the electricity needs of  ...  view the full minutes text for item 116.

117.

24/02033/FUL Bridge House, Bridge Street, Shilton

Additional documents:

Minutes:

Councillor Michael Brooker assumed the Chair of the Sub-Committee.

 

James Nelson, Principal Planner presented the application for photovoltaic solar panel installation which comprised 42 panels on the roof of the spa building (amended plans and description).

 

The Principal Planner’s presentation addressed the following points:

 

  • The application followed the previous months application to the Sub-Committee.
  • The applicant had amended the application rather than proceed to refusal which had been proposed by the Sub-Committee on the grounds of heritage impact in respect of the ground mounted panels.
  • The ground mounted panels had been removed from the previous application. All other details of the application were unchanged, with only the roof mounted panels on the spa building remaining.
  • The amendment to the original application had been allowed as the ground and roof mounted panels were easily separable.

 

Councillor Michele Mead proposed to approve the application in line with the officer’s recommendations. Councillor Nick Leverton seconded the proposal, and it was put to the vote.

 

Voting record – 12 for the proposal, 1 against, 0 abstentions.

 

The Sub-Committee Resolved to:

Approve the application in line with officer recommendations.

118.

24/03269/ADV Unit 11b Marriotts Walk, Witney

Additional documents:

Minutes:

Joshua McFarland, Planning Officer presented the application for the erection of a fascia sign and a projecting sign (retrospective).

 

The Planning Officer presentation addressed the following points:

 

  • The site was a retail unit in the main shopping area of Witney.
  • The site was in the Witney and Cogges Conservation Area.
  • The main considerations were the impact on public amenity and the Conservation Area.
  • The site was on Council owned land.
  • During the course of the application, it had come to light that the works had been carried out.
  • Amended plans showing smaller lettering had been submitted. The amendments were considered a minor change and reduced the visual impact.
  • The sign was considered congruent with the local vicinity and in keeping with the location.
  • There was no impact on visual amenity, the sign was acceptable in design terms and there were no public safety concerns.

 

The Chair then invited the Sub-committee to discuss the application, which raised the following points:

  • It was noted that the application had come to the Sub-Committee as set out in the Scheme of Delegation for reasons of transparency. One member  suggested that the Constitution Working Group may wish to review this at a future point if the Committee were getting large amounts of these sorts of applications.

 

Councillor Dan Levy proposed approving the application in line with the officer recommendations. Councillor Nick Leverton seconded the proposal, and it was put to the vote.

 

Voting record – 12 for the proposal, 0 against, 1 abstention.

 

The Sub-Committee Resolved to:

Approve the application in line with officer recommendations.

119.

Applications Determined under Delegated Powers pdf icon PDF 115 KB

Purpose:

To inform the Sub-Committee of applications determined under delegated powers.

 

Recommendation:

  1. That the report be noted by the Sub-Committee.

Additional documents:

Minutes:

The report giving details of the applications determined under Delegated Powers was received, explained by the officers and noted by the Sub-committee.

120.

Appeal Decisions pdf icon PDF 40 KB

Purpose:

To inform the Sub-Committee of any appeal decisions.

 

Recommendation:

1.    That the report be noted by the Sub-Committee.

Additional documents:

Minutes:

James Nelson, Principal Planner presented the report giving details of the appeal decisions making the following points:

 

·         There were five appeal decisions to report.

·         Two of the appeals had been allowed by the Inspector. Those allowed were Item 1 – The Bridge House, and Item 5 – Muchmeats Ltd Abattoir. Item 1 had been refused by the Sub-Committee on the basis of objections from the Heritage Officer. However, the Inspector had found that the impact was supportable.   For Item 5 the Inspector viewed that there was commercial grounds to allow onsite accommodation provision.

·         Items, 2, 3 and 4 were upheld by the Inspector.

 

The Chair then invited the Sub-Committee to discuss the report, which raised the following points:

 

  • It was noted that there were no costs incurred by the Council on the appeals allowed by the Inspector.
  • With regard to Item 5, a query was raised as to if the Inspector had noted the quality of the accommodation, which was a concern of the Sub-Committee. It was noted that this was a second appeal of this nature that had been allowed by the Inspector, and the Councils position should be strengthened in the new Local Plan to prevent this pattern continuing.

 

The Sub-Committee noted the report.

 

The Sub-Committee thanked Officers for all their work during the Council year.

 

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