Agenda item
25/01129/FUL Land West Of The Nursery, 6 Oxford Road, Eynsham.
Minutes:
The Chair left the Council Chamber and the Vice-Chair took over proceedings whilst this application was heard.
Clare Anscombe Senior Planner presented the application for the erection of 1 self build dwelling with garage.
The Senior Planner’s presentation addressed the following points.
- The members of the sub-committee had attended the site visit before the meeting.
- The site was near St Leonards Church (a Listed Building), and within a scheduled monument site, a national historic site. Special consent should be sought for any works proposed on a scheduled monument site.
- Scheduled ancient monuments are nationally important historic sites that have been given legal protection under the Ancient Monuments and Archeological Areas Act to ensure their preservation.
- The site was screened by shrubbery and there are other Grade II listed buildings close to the site.
- The plot was set back from neighbouring properties. The proposed dwelling would have a garage built at the front. Red brick, render, and a slate tile roof would be used. The height of the proposed dwelling would exceed the neighbouring property.
The Heritage Officer raised the following points:
- Gave a history of the site from the 11th century onwards. An Abbey was previously on the site.
- Historic England had raised concerns and objected to the current proposal. They have stated that the site, a former monastery has exceptional significance.
- The site was a Scheduled Monument, and no archaeological evaluation had been done. There were buried assets where the Abbey had stood that also needed to be taken into consideration.
- The impacts on the listed buildings, St Leonards church and others beyond the site were considered and the proposed application would be harmful to these.
- Future developments were also considered and concerns raised where the site may be diminished.
John Jago, the applicant, addressed the Sub-committee and raised the following points:
- There was no street view from the site. The area was framed from view by housing and gardens along the Oxford Road to the north and a tree -lined recreation area to the east.
- The house the applicantpreviously lived in, number 6 Oxford Road, and its garden has not created any harm to the scheduled monument, and it was felt by the applicant neither would the proposed self-build house.
- The applicant felt that the proposal would bring a neutral effect to the conservation area and the extensive grounds of the Eynsham Abbey Scheduled Monument.
The Senior Planner’s presentation addressed the following points.
- The Council cannot currently demonstrate a five year housing land supply therefore a presumption in favour of sustainable development applied and so Officers were required andconsider whether the application of policies in the National Planning Policy Framework that protect areas or assets of particular importance provide a strong reason for refusing the development proposed.
- In doing this, policies relating to designated heritage assets are relevant. This includes the scheduled monument, conservation area and listed buildings. The scheduled monument is legally protected under the Ancient Monuments and Archaeological Areas Act.
- Scheduled monument consent had not been applied for or granted. This consent was required ahead of any ground works being carried out within the site including archaeological investigation.
- Concern had been raised regarding the impact on the significance and setting of St Leonard's Church, The Shrubbery and the conservation area. The church was considered to have a direct historic association to the former Abbey due to development within the rural and undeveloped setting of the shrubbery and due to the loss of a characterful part of the conservation area. Historic England considered that insufficient information had been provided when assessing the impacts of the development on the significance of the scheduled monument.
- The archaeological potential of the site had not been tested in the field.
- It was considered that the benefits did not outweigh the harms of the proposed development, and the proposed development was considered to be contrary to legislation, national and local policies. Therefore, the application was recommended for refusal for the reasons set out in the committee report.
The Chair invited the Sub-Committee to discuss the application which raised the following points:
- Members accepted the strong objection from Historic England and raised concerns that no archaeological assessments had been done.
- Members recognised that the site had been built on from the mid-16th century. The site had been developed since. The Planning Officer confirmed that the developments in the area referred to by members had been granted planning permission some time ago and since then, the policy context had changed, and the application would need to be considered on its merits. There had been objections from Historic England, the Council’s Conservation Officer and OCC Archaeology.
- It was acknowledged that the 16th century church and surrounding areas were shielded substantially from the proposed development by trees and by distance.
- Members raised concerns about the archaeological items that could be beneath the site which had not been assessed and the risk to the items if built on.
- Members felt that heritage was important to protect where possible given the reports submitted. Even though the proposed development was small concerns were raised for the future of the site and otherincremental changes that could happen.
Councillor Liam Walker proposed the Sub-Committee refuse the application in line with the officer recommendations. This was seconded by Councillor Michele Mead and put to the vote.
Voting Record – 8 for, 1 against, 2 abstentions.
The Sub-Committee Resolved to:
- Refuse the application in line with officer recommendations.