Agenda item
24/03277/FUL Land (E)441191 (N)205720 Blackditch, Stanton Harcourt.
Minutes:
James Nelson, Principal Planner, presented the application for the demolition of existing stable building. Erection of seven dwellings with associated works to include new access road, carports, parking bays and soft and hard landscaping (amended plans).
The Principal Planner’s presentation addressed the following points:
· The application was before the Sub-Committee due to objections from the Parish Council and 29 objections submitted to the Council website.
· A 19th century stable within the site fronted Blackditch and was alongside Granary Way, which had a recent development of 40 dwellings. The site contained hardstanding and grassed paddock.
· Listed buildings lie in close proximity to the site but their setting would not be adversely impacted. The Conservation Area Charter Appraisal identified the stable as being locally listed. The stables were in poor condition and had been significantly altered and the Conservation Officer raised no objection to the scheme.
· The site had previously been considered for a village shop but no permission was in place and no mechanism to secure its delivery.
· The proposal included a row of five three bedroom terraced houses and two further four-bedroom houses set behind with access to an internal road off Granary Way. The northern wall of the stables would be largely retained as a boundary wall.
Mark Barnard addressed the Sub-Committee in objection to the application raising the following points: parking and road safety, the development should not compromise highway safety or the convenience of other road users. The access to the site was narrow. The site was on the route to school and was used by both pedestrians and parents driving their children to school. Over development of the site and lack of engagement from the developer and the local residents. The site for seven homes would result in over development.
Graham Russell addressed the Sub-Committee in objection to the application which raised the following points: road safety concerns especially at school drop off and pick up times. The junction at Granary Way would become more dangerous and hazardous. The development did not respect the local character of the village and surrounding and was of a compact design. With Granary Way housing, the site of more housing would be over development.
Clarification was requested on the concerns of road safety and visibility when cars are parked. The speaker confirmed that the junction at Granary was very tight and parked cars resulted in moving traffic having to drive on the wrong side of the road to manoeuvre around parked vehicles.
Sam Cook addressed the Sub-Committee in support of the application which raised the following points: The site had been earmarked for a shop but the there had been little interest, and the project did not go ahead. The Council were unable to demonstrate a five-year land supply which put the application at an advantage due to a need for housing. Highways guidance on parking had been met and there were no objections raised by Highways. The application had been amended by working with the planning team and it was felt that concerns of the local residents had been answered.
Clarification was asked regarding if a structural survey had been done. The speaker clarified that the building was of no quality however the wall was being retained.
The Principal Planner’s presentation addressed the following points:
- The application was in line with policies OS2 and H2 and in keeping with the village location.
- The design had been amended to simplify the design and elevations; this also dealt with the level changes across the site. High quality and local materials would be used in construction in accordance with Local Plan policies OS2 and OS4.
- The heritage impact would result in the partial loss of the locally listed building and an area of open space within the conservation area. There were no objections from the conservation officer.
- The design and appearance of the proposed site with simplified layout and elevations better address the street scene.
- The application complied with Local Plan policies EH9, EH10, EH11, EH12 as well as EH16 in regard to the locally listed stable.
- Addressing concerns of neighbourliness along Farmhouse Close changes had been made to ensure that plot 6 had been moved by approximately 1.5 meters.
- The application was recommended for provisional approval with officers granted delegated authority to resolve the biodiversity matters and impose additional conditions regarding biodiversity.
The Chair then invited the Sub-Committee to discuss the application, which raised the following points:
- The members raised concerns that a structural report had not been included in the report. The Principal Planner advised that a Heritage Impact report had been submitted highlighting the changes over years to the structure with only the stone wall remaining. The building was in poor condition and there was no objection from the Conservation Officer.
- On Biodiversity Net Gain there had been a lack of landscape and ecological management plan. The Principal Planner confirmed that additional information from the applicant regarding biodiversity was pending and a response was expected from the Biodiversity Officer. With a provisional approval of the application the landscaping and management could be conditioned.
- Concerns were raised regarding flooding and water management. There were no objections from the West Oxfordshire District Council Drainage Officer and no comment from Thames Water. Members raised concerns about the lack of comment from Thames Water and the pressure on sewage infrastructure when building new housing.
- Members highlighted the number of objections from local residents, concerns about highway safety and reports that had not been submitted as part of the application.
- Members raised concerns on the ownership of the adjacent part of Granary Way and the safety of the parking and access to the site, how many parking spaces each dwelling would have. It was felt a site visit would help clarify some of these concerns and enable a better understanding of the highways and parking queries.
Councillor Michele Mead proposed that the Sub-Committee resolve to
- Attend a site visit on Monday 11 August at 12.30pm,
- Request that updated Biodiversity Net Gain information was provided and
- Request that Officers seek a response from Thames Water.
This was seconded by Councillor Nick Leverton and put to the vote.
Voting Record – Unanimous.
The Sub-Committee Resolved to:
- Attend a site visit on Monday 11 August at 12.30pm.
- Request that updated Biodiversity Net Gain information was provided.
- Request that Officers to seek a response from Thames Water.
Councillor Steve Cosier left the meeting.