Appeal Decision - Vale of White Horsedemocratic.whitehorsedc.gov.uk/documents/s24999...Portway...
Transcript of Appeal Decision - Vale of White Horsedemocratic.whitehorsedc.gov.uk/documents/s24999...Portway...
www.planningportal.gov.uk/planninginspectorate
Appeal Decision Site visit made on 10 December 2013
by David Leeming
an Inspector appointed by the Secretary of State for Communities and Local Government
Decision date: 27 December 2013
Appeal Ref: APP/V3120/A/13/2195492
Land to the west of Portway Villas, Reading Road, East Hendred,
Oxfordshire
• The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission.
• The appeal is made by Pye Homes against the decision of Vale of White Horse District Council.
• The application Ref P12/V1878/FUL, dated 28 August 2012, was refused by notice dated 10 December 2012.
• The development proposed is development of 21 new houses – 13 open market and 8 affordable.
Decision
1. The appeal is allowed and planning permission is granted for the development
of 21 new houses – 13 open market and 8 affordable, on land to the west of
Portway Villas, Reading Road, East Hendred, Oxfordshire in accordance with
the terms of the application, Ref P12/V1878/FUL, dated 28 August 2012,
subject to the conditions set out in the attached Schedule.
Preliminary Matters
2. The applicants have submitted two section 106 agreements, one to secure the
proposed provision of affordable housing and the other to make various
financial contributions towards the costs of local services and facilities to
mitigate the impact of the development. These agreements accord with the
advice in paragraph 204 of the National Planning Policy Framework (NPPF) and
are in compliance with regulation 122 of the Community Infrastructure Levy
Regulations 2010 (as amended). They have therefore been taken into account
and are considered to overcome the Council’s second reason for refusal.
Main Issue
3. The Council contend that due to the harmful landscape impact and physical
separation from the village, the proposed development is not a sustainable
form of development. It is contended that there is no over-riding need or
special circumstances which exist, including the present shortfall in housing
land supply, which warrant any departure from the adopted Local Plan and
which would outweigh the harm caused to the character of the area.
4. Paragraph 49 of the NPPF states that housing applications should be considered
in the context of the presumption in favour of sustainable development. It
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adds that relevant policies for the supply of housing should not be considered
up-to-date if the local planning authority cannot demonstrate a five-year
supply of deliverable housing sites.
5. Having regard to this, given the Council’s acknowledged absence of a five-year
housing land supply, the Council’s housing policies are out of date, inconsistent
with the NPPF and can carry little weight. These include Policies GS2 and H13
in the in the Vale of White Horse Local Plan 2011, which apply to development
outside the built-up areas of towns and villages.
6. The settlement boundaries to which the Local Plan housing policies relate are
based on housing requirements which are now, in effect, ‘time expired’. These
settlement boundaries are now unable to accommodate the quantum of
housing that is necessary to meet the present and future housing requirements
in the Vale of White Horse District.
7. The Council consider that the appeal site is not a sustainable option to help
address the undersupply of housing land provision particularly where more
appropriate options are available. The Council advise that significant progress
has been made in addressing the shortfall by permitting over 1400 dwellings in
sustainable sites. However, it remains the case that the Council cannot
demonstrate a five-year supply of deliverable sites. As the NPPF makes clear,
for sites to be considered deliverable, they should be available now.
8. The principal aim of the NPPF is the achievement of sustainable development.
The policies in the NPPF, taken as a whole, constitute the Government’s view of
what sustainable development means in practice.
9. Having regard to the above, the main issue is whether the proposed scheme
is sufficiently sustainable given the circumstances relating to housing land
supply in the District.
Reasons
The benefit of the scheme
10. The benefit of the scheme can be briefly stated. This is the provision of 21 new
homes to reduce the identified shortfall in the supply of housing in the District.
Significantly, 8 of the new homes would be affordable homes, for which there is
a particular local need, as identified in the Local Plan.
The impact on landscape
11. The development would result in the loss of agricultural land that forms part of
the rural edge to the village. At present the land to the north of the A417,
where the development would take place, is essentially rural in character.
There is a deep landscape buffer on the southern side of the main road which,
as the Council point out, creates a green corridor along the roadside and
provides a strong boundary between the built up part of the village to the
south and the open countryside to the north.
12. However, directly to the east of the site on the northern side of the main road
are some existing houses that provide a visual presence of built development
beyond the main area of the village. There is also a further residential
property to the west, off Wood Farm Road. The proposed development would
sit between this existing development. Although there would be some loss of
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an existing mature hedgerow that currently defines the southern boundary of
the agricultural land, the proposed development would be set back from the
main road frontage behind a proposed deeper landscaped area. As this
matures this would help to soften the impact of the development in views from
the main road.
13. The site forms part of the Lowland Vale, a local landscape designation. The
Council point out that Local Plan Policy NE9 seeks to protect the long views
across the flat open landscape which characterises this designation. However,
the development would have only a limited effect on such views, this being
principally from a short adjacent section of the A417. The existing landscape
buffer along the southern side of the road effectively prevents long views
across the appeal site from Coulings Close to the south, within that part of the
village. Likewise, the existing houses the north of the main road restrict long
views across the open countryside that would otherwise be obtained from other
parts of the village, along White Road.
14. The Council point out that the site forms part of a larger swathe of land with no
natural boundary to define its extent. Without such a boundary they raise a
concern that it would be difficult to resist future development beyond the
current arbitrary northern site boundary, to the detriment of the locality.
However, the scheme provides for a deep landscape buffer on the northern
edge. This would create a clear separation between the developed land and
the remaining agricultural land beyond.
15. As to the creation of a precedent, it is an established planning principle that
each application or consequential appeal should be determined on its own
merits. As such, a grant of consent in this case would not prevent the Council
from exercising their powers to refuse any subsequent development that failed
to meet up to date development plan and national policy requirements.
The relationship of the development site to the village
16. As noted above, in its location to the north of the A417 the development would
be beyond the recognised edge of the village. However, in the context of the
adjacent housing on the northern side of the road, it would have some
connectivity to this existing fringe area of development. Whilst, compared to
that, it would result in a more significant expansion beyond the limits of the
village, it would nevertheless be closely located to the village, being just across
the other side of the main road.
17. East Hendred is one of the larger villages in the District. It contains a
shop/post office, schools, public houses and a church. It is currently served by
bus routes, including one to Didcot Parkway, where there are rail connections
to London and elsewhere. The scheme involves the provision of new bus stops
adjacent to the site plus a refuge to assist pedestrians wishing to cross the
main road. The village and its facilities are within a reasonable walking
distance from the site. In these circumstances the site is sufficiently close to
the existing village to have a reasonable connectivity to it. As a result, and
having regard to the proposed highway improvements, future occupants of the
development would not be unacceptably segregated from the village by the
main road.
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Other Matters
18. The Parish Council and other interested third parties have raised concerns
about the impact of the development on highway safety. The Parish Council’s
views are supported by comments made by a report from a consultant.
Specific concerns are raised about the adequacy and safety of the site in
relation to the volume of traffic using the access, internal site layout, including
parking provision and turning space for large vehicles, and the proposed bus
stops and pedestrian crossing point on the adjacent A417.
19. It is instructive that, despite acknowledging some deficiencies in the layout, the
highway authority concluded, on balance, that they had no objection to the
proposals subject to conditions. The principal concern of the highway authority
related to the provision of a mini-roundabout at the White Road junction.
However, this is no longer part of the scheme. In relation to the two new bus
stops, the highway authority advise that these are situated on a key strategic
public transport corridor which will be delivered incrementally in line with the
anticipated travel demand associated with future employment and housing
growth in the Science Vale Enterprise Zone area. They will therefore have
wider benefits to the village at large.
20. In making their representations, the highway authority noted that the A417 in
the area is near capacity and commented that they were seeking to improve
conditions along this principal road. They made the observation that the
scheme’s proposed provision of footways and crossing, together with traffic
calming measures arising from the off-site highway works would make the site
more accessible and safer for journeys on foot and cycle to the facilities in the
village.
21. The concerns by the Parish Council and others have been taken into account.
However, as the appellants note, they provide no new evidence that
undermines the basic conclusion reached by the highway authority that the
development can be safely accommodated on the road network.
22. Notwithstanding this conclusion, particular concerns have been raised by third
parties about the proposed pedestrian refuge and the bus stops. In this
respect, the adequacy of the size of the proposed pedestrian refuge has been
raised in relation to all those who might want to use it. Potentially this could
include parents with buggies or wheelchair users. As regards the bus stops, it
is noted that there is no provision for a lay-by on the southern side of the main
road, which has implications in relation to traffic flows on the A417. The
appellants have expressed a willingness to look at the details of the off-site
highway works again; and this matter can be re-visited, to see if some further
beneficial changes are feasible, as part of a condition requiring a detailed
scheme for off-site highway works to be agreed and completed before
development commences.
23. Aside from highway safety matters, concerns have been raised by the residents
living in the property to the west of Woods Farm Lane about direct overlooking
from some of the proposed houses. However, the nearest house would be set
some way back from the Lane and it is clear that, having regard to the distance
of the set back plus intervening landscaping, there would be no unacceptable
overlooking.
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24. Other concerns have been raised about flooding. However a flood risk
assessment has been submitted and there is no technical or other cogent
evidence to demonstrate that drainage matters could not be effectively
controlled by condition.
Conditions
25. The Council have suggested a number of conditions in the event that the
appeal is allowed. For the most part these are necessary and are being
imposed to ensure satisfactory development, subject to some essentially minor
drafting changes. The exception is the suggested drainage conditions, which
give rise to some duplication. In this respect it is not necessary to impose the
Council’s suggested condition 5 in the light of suggested conditions 6 and 7.
26. As noted above, a condition will require a detailed scheme of off-site highway
works to be agreed and completed. In addition, as recommended by the
highway authority, a condition requiring a Travel Information Pack will be
imposed to encourage sustainable travel by the new residents.
Conclusions
27. Drawing matters together, the lack of a five-year supply of housing weighs
heavily in support of the arguments for allowing the appeal, as does the
contribution the scheme would make towards meeting the Council’s housing
requirements, including the need for affordable housing provision. The
development, whilst not in an ideal location, would be sufficiently sustainable
having regard to the totality of the circumstances. The limited loss of
countryside and impact on the Lowland Vale follow as a consequence of the
need to accommodate necessary housing beyond the recognised limits of the
village. Planning permission is therefore being granted for the development,
subject to the conditions set out in the attached schedule.
David Leeming
INSPECTOR
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SCHEDULE OF CONDITIONS
1. The development hereby permitted shall begin not later than three years
from the date of this decision.
2. The development hereby permitted shall be carried out in accordance with
the following approved plans: 2482.100; 2482.101 Rev C*; 2482.102 Rev A;
2482.103 Rev A; 2482.104 Rev B; 2482.105 Rev B; 2482.106 Rev A;
2482.107 Rev A; 2482.108 Rev A; 2482.109 Rev A; 2482.111 Rev A;
2482.112*; 2482.113 Rev A; 2482.114; 2482.116*; and TR8120209/01 Rev
E, subject to the requirements of other conditions set out in this Schedule
and, in the case of the above-mentioned plans marked with *, excluding the
outdated details shown on these plans relating to off-site highway works.
3. No development shall take place until samples of the materials to be used in
the construction of the external surfaces of the building hereby permitted,
including all windows, window sills and lintels, external doors and rainwater
goods, have been submitted to and approved in writing by the Local
Planning Authority. Development shall be carried out in accordance with the
approved details.
4. No building hereby permitted shall be occupied until surface water drainage
works have been implemented in accordance with details that have been
submitted to and approved in writing by the Local Planning Authority.
Before these details are submitted an assessment shall be carried out of the
potential for disposing of surface water by means of a sustainable drainage
system in accordance with the principles set out in the Technical Guidance to
the National Planning Policy Framework, and the results of the assessment
provided to the Local Planning Authority. Where a sustainable drainage
scheme is to be provided, the submitted details shall:
i) provide information about the design storm period and intensity, the
method employed to delay and control the surface water discharged
from the site and the measures taken to prevent pollution of the
receiving groundwater and/or surface waters;
ii) include a timetable for its implementation; and provide a
management and maintenance plan for the lifetime of the
development which shall include the arrangements for adoption by
any public authority or statutory undertaker and any other
arrangements to secure the operation of the scheme throughout its
lifetime.
5. The development hereby permitted shall be carried out in accordance with
the submitted flood risk assessment Ref: CV8/20209/JR/DW/024 issue 2
dated 28 August 2012 and the foul water drainage and utilities assessment
report Ref: CV8/20209/JR/DW/026 issue 2 dated 28 August 2012.
6. No development shall take place until there has been submitted to and
approved in writing by the Local Planning Authority a scheme of both hard
and soft landscaping, which shall include indications of all existing trees and
hedgerows on the land, and details of any to be retained, together with
measures for their protection in the course of development.
7. All planting, seeding or turfing comprised in the approved details of
landscaping shall be carried out in the first planting and seeding seasons
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following the occupation of the dwellings or the completion of the
development, whichever is the sooner; and any trees or plants which within
a period of 5 years from the completion of the development die, are
removed or become seriously damaged or diseased shall be replaced in the
next planting season with others of similar size and species, unless the Local
Planning Authority gives written approval to any variation.
8. Notwithstanding any details shown on the approved plans, the site’s internal
and external boundaries shall be enclosed in accordance with a detailed
scheme and programme of implementation, which shall first have been
submitted to and approved in writing by the Local Planning Authority. The
programme shall ensure that the approved boundary treatments for each
dwelling are completed prior to the first occupation of that dwelling and that
the approved boundary treatments for the whole site are completed prior to
the occupation of the last dwelling.
9. Prior to commencement of development, details of the existing ground levels
of the site and the proposed slab levels of the new dwellings shall be
submitted to and approved in writing by the Local Planning Authority. The
development shall be carried out in accordance with the approved slab
levels.
10.Notwithstanding any details shown on the approved plans, prior to the
commencement of development, details of vehicular access to the site shall
be submitted to and approved in writing by the Local Planning Authority.
Such details shall include visibility splays in both directions along the A417.
The access and visibility splays shall be provided prior to the occupation or
use of the new development and thereafter be permanently maintained, free
from obstruction to vision.
11.Prior to the use or occupation of the new development, the car parking
spaces shown on approved drawings shall be constructed, surfaced and
marked out. The parking spaces shall be constructed to prevent surface
water discharging onto the highway. The spaces shall be kept permanently
available for car parking.
12.All of the roads and footways shown on the approved layout plans and all of
the ancillary highway works and street lighting within the site shall be
constructed/provided in accordance with the specification in Oxfordshire
County Council’s Residential Road Design Guide.
13.Notwithstanding the details shown on drawing TR8120209/01 Rev E, no
development shall take place until a detailed scheme for off-site highway
works, including an uncontrolled crossing and bus stops, has been submitted
to and agreed in writing by the Local Planning Authority. The off-site
highway works shall be constructed in accordance with the approved details
prior to the first occupation of any of the dwellings in the development
hereby approved.
14.Prior to the first occupation of the development a copy of a Travel
Information Pack shall be submitted to and approved in writing by the Local
Planning Authority following consultation with the highway authority Travel
Choices Team. The approved Travel Information Pack shall be provided to
each household initially occupying the dwellings to be built. It shall include
information on the alternatives to single-occupancy car use available to
residents, walking and cycling route maps, discounts, public transport
information, the contact details for the Travel Plan Co-ordinator for the site
Appeal Decision APP/V3120/A/13/2195492
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and useful resources such as the Transport Direct Journey Planner website to
enable people to plan their own journeys.
15.No development shall take place, including any works of demolition, until a
Construction Method Statement has been submitted to, and approved in
writing by, the Local Planning Authority. The approved Statement shall be
adhered to throughout the construction period. The Statement shall provide
for:
i Site clearance and construction
ii The parking of vehicles of site operatives and visitors
iii Hours of operation, including deliveries and loading and unloading of
plant and materials
iv The parking of vehicles of site operatives and visitors
v Storage of plant and materials used in constructing the development
vi Measures to prevent mud and debris being carried onto the A417
vii Measures to control the emission of dust during construction
93.6m91.3mGP
Path
A 417
SMITHS RIC
KYARD C
OULIN
GS C
LOSE
COULINGS CLOSE
Sta
ElSub
65
1022
36
26 20
60
63a
6
16
15 1319
1
4
37
17
Brightwell
1824
50
63
51
House
23
3
14
21
93.6m
93.4m
LB
GP
MSREADING ROAD
WHITE RO
AD
Greensands
Portway Cottages
24
1
Portway
Mather House
1
25
Mida13
30
18
Old Well Cottage
2
Villas
75
9
4
1
2
Lynw
ood
Ordnance Survey (c) Crown Copyright 2011. All rights reserved. Licence number 100020449
0m 50m 100m
REVISIONS
Rev. No Date: Revision:
Client:
Job:
Drawing Title:
Scale:
Date: Drawn By
Drawing No: Revision:
NOTES:DIMENSIONS ARE NOT TO BE SCALED FROM THIS DRAWING
ALL DIMENSIONS ARE TO BE CHECKED AGAINST ACTUAL SITEDIMENSIONS BEFORE ANY WORK IS FABRICATED
COPYRIGHT RESERVEDTHIS DRAWING IS THE PROPERTY OF BHP HARWOOD
ARCHITECTS AND MAY NOT BE COPIED, REPRODUCED LENT ORDISCLOSED WITHOUT THEIR EXPRESS PERMISSION IN WRITING.
The White Barn, Manor Farm, Manor RoadWantage, Oxfordshire, OX12 8NE
T: 01235 765322 F: 01235 765373
The Mansion House, Hartham Park, Corsham,Wiltshire, SN13 0RP
T: 01249 700407 F: 01249 470077
[email protected] - www.bhpharwood.co.uk
@A4
PYE HOMES
Land to the North ofPORTWAYREADING ROADEAST HENDRED
Location Plan
1:2500
AUG 14 MPF
2740.100
0m 25m 50m
P1
P2
P3
P4P5
P7
P6
P8
P9
P10
P11
P26
P23
P25
P24
P1P2P3P4
P1P2P3P4
P5 P6
P5 P6
P7
P7
P7
P8
P7
P8
P8
P8
P11
P10
P11
P11
P11
P10
P10
P9P9
P10P9P9
P17P18P17
P18
P18P17
P18P17
P23
P24
P25
P26
VV
VV
94.2m
Ashfield House
Trac
k
P12
P13
P14
P15P16
P17
P18
P19
P20P21P22
P12
P12
P12
P12
Footpath link to pedestrian crossing & village centre
Recreational footpath link P19
P19P19
P19
P20P20
P20 P20
P21P22
P22 P21
P23
P24
P25
P26
ALLIN'S LANE
65
102220
60
16
15 131917
1824
50
23
14
21
WHITE RO
AD
Portway
1
Mather House
1
25
Mida
30
2
75
9
1
2
SMITHS RIC
KYARD C
OULIN
GS C
LOSE
COULINGS CLOSE
36
26
63a
6
1
4
37
63
51
3
Brightwell House
READING ROAD CottagesLynwood
4A417 to WANTAGE
P13 P13P14 P14
P15
P15 P16
P16
Public Open Space
SpacePublic Open
ALLIN'S LANE
65
102220
60
16
15 131917
1824
50
23
14
21
READING ROAD
WHITE RO
AD
Greensands
Portway
24
1
Mather House
1
25
Mida
13
30
18
Old Well Cottage
2
75
9
1
2
SMITHS RIC
KYARD C
OULIN
GS C
LOSE
COULINGS CLOSE
36
26
63a
6
1
4
37
63
51
3
Brightwell House
READING ROAD CottagesLynwood
4A417 to WANTAGE
A417 to DIDCOT
ADJACENT DEVELOPMENTCONSENTED UNDER
APPLICATION NUMBER:APP/V3120/A/13/2195492
(ADOPTED HIGHWAY)
THE SITE
ADJACENT LAND IN THE OWNERSHIP OF THE APPLICANT
PLANNINGClient:
Job:
Drawing Title:
Scale:
Date: Drawn By
Drawing No: Revision:
@ A1
A R C H I T E C T S
The White Barn, Manor Farm, Manor RoadWantage, Oxfordshire, OX12 8NE
T: 01235 765322 F: 01235 765373
The Mansion House, Hartham Park, Corsham,Wiltshire, SN13 0RP
T: 01249 700489 F: 01249 470077
[email protected] - www.bhpharwood.co.uk
REVISIONS
NOTES:DIMENSIONS ARE NOT TO BE SCALED FROM THIS DRAWING
ALL DIMENSIONS ARE TO BE CHECKED AGAINST ACTUAL SITEDIMENSIONS BEFORE ANY WORK IS FABRICATED
COPYRIGHT RESERVEDTHIS DRAWING IS THE PROPERTY OF BHP HARWOOD
ARCHITECTS AND MAY NOT BE COPIED, REPRODUCED LENT ORDISCLOSED WITHOUT THEIR EXPRESS PERMISSION IN WRITING.
Rev. Date Description
Checked
PYE HOMES
Land to the North ofPORTWAYREADING ROADEAST HENDRED
SITE LAYOUT
1:500
July 14 MPF RB
2740.101
KEY
Proposed tree
Shrubs & Herbaceous planting
Play Area
'Courtyard' surface
Community Orchard with wildflowers
Native Planting
Field boundary trees
- to be maintained to allow for maximum growth
Public Open Space
Existing Trees
Housing
Reinforced Grass Grids
Road
Native Trees & Shrubs
0 5 10 20m
Scale
Description
File
R
ef:
Drg. No.
Draft
Checked By
Date
Scale(s)
Drawn By
Project
Rev.
Status
THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION.
Do not scale from the drawing, use figured dimensions only.
Levels and dimensions to be checked on site prior to commencement of work.
All discrepancies to be reported to the landscape architect immediately.
© Copyright Anthony Stiff Associates
Revision description No. By Date
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SA
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.dw
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Planning
Land north of Portway,
Reading Road, East Hendred
Landscape Framework Plan
1:500 @ A2April 2014
KBDAES
ASA-431-DR-001
C
Proposed Belt of Native tree
and Scrub planting to define
edges of developments and to
improve habitat diversity.
Proposed Belt of Native tree
and Scrub planting to define
edges of developments and to
improve habitat diversity.
Proposed Tree and Shrub Planting to
reinforce boundary hedgerow and
hedgerow trees
Proposed Belt of Native Trees
and Shrub Planting defines
boundary of site and provides
visual buffer between housing
and adjacent countryside
ARABLE FIELD
Native Tree and Shrub Belt
creating green buffer between
housing and adjacent
countryside. Providing improved
habitat diversity.
Specimen Field Boundary
Trees that will be allowed to
grow to maximum height and
spread to help create a more
natural modulated edge to the
northern boundary
Proposed Belt of Native tree
and Scrub hedging to protect
and separate lane from
development
Proposed Belt of Native tree
and Scrub planting to define
edges of developments and to
improve habitat diversity.
Change colours and style. Re-design
areas around new layout of housing
A KBD 18/06
Illustration & Layout change to
landscape
B KBD 21/07
Play Area
Swale with Holm oak - helping with
sustainable drainage system
Green grid edge for
drive over surface
Community Orchard
with wildflower area
ADJACENT DEVELOPMENT CONSENTED UNDER APPLICATION NUMBER: APP/V3120/A/13/2195492PROPOSED DEVELOPMENTLANDSCAPE BUFFER
P1
P2
P3
P4P5
P7
P6
P8
P9
P10
P11
P26
P23
P25
P24
P12
P13
P14
P15P16
P17
P18
P19
P20P21P22
Footpath link to pedestrian crossing & village centre
Recreational footpath link
Portway
1
12
Brightwell House
READING ROAD CottagesLynwood
4
Public Open Space
SpacePublic Open
ADJACENT DEVELOPMENTCONSENTED UNDER
APPLICATION NUMBER:APP/V3120/A/13/2195492
(ADOPTED HIGHWAY)
PLANNING
Client:
Job:
Drawing Title:
Scale:
Date: Drawn By
Drawing No: Revision:
@ A1
A R C H I T E C T S
The White Barn, Manor Farm, Manor RoadWantage, Oxfordshire, OX12 8NE
T: 01235 765322 F: 01235 765373
The Mansion House, Hartham Park, Corsham,Wiltshire, SN13 0RP
T: 01249 700489 F: 01249 470077
[email protected] - www.bhpharwood.co.uk
REVISIONS
NOTES:DIMENSIONS ARE NOT TO BE SCALED FROM THIS DRAWING
ALL DIMENSIONS ARE TO BE CHECKED AGAINST ACTUAL SITEDIMENSIONS BEFORE ANY WORK IS FABRICATED
COPYRIGHT RESERVEDTHIS DRAWING IS THE PROPERTY OF BHP HARWOOD
ARCHITECTS AND MAY NOT BE COPIED, REPRODUCED LENT ORDISCLOSED WITHOUT THEIR EXPRESS PERMISSION IN WRITING.
Rev. Date Description
Checked
PYE HOMES
LAND OFFREADING ROADEAST HENDRED
SITE SECTIONS
1:100
JUNE 2014 MPF RB
2740.114
SECTION AA
SECTION BB
SECTION BB CONTINUED
B
A
A
B
ALLIN'S LANE
65
102220
60
16
15 131917
1824
50
23
14
21
READING ROAD
WHITE RO
AD
Greensands
Portway
24
1
Mather House
1
25
Mida
13
30
18
Old Well Cottage
2
75
9
1
2
SMITHS RIC
KYARD C
OULIN
GS C
LOSE
COULINGS CLOSE
36
26
63a
6
1
4
37
63
51
3
Brightwell House
READING ROAD CottagesLynwood
4A417 to WANTAGE
A417 to DIDCOT
ALLIN'S LANE
65
102220
60
16
15 131917
1824
50
23
14
21
READING ROAD
WHITE RO
AD
Greensands
Portway
24
1
Mather House
1
25
Mida
13
30
18
Old Well Cottage
2
75
9
1
2
SMITHS RIC
KYARD C
OULIN
GS C
LOSE
COULINGS CLOSE
36
26
63a
6
1
4
37
63
51
3
Brightwell House
READING ROAD CottagesLynwood
4A417 to WANTAGE
A417 to DIDCOT
P1
P2
P3
P4P5
P7
P6
P8
P9
P10
P11
P26
P23
P25
P24
V2V1
P12
P13
P14
P15P16
P17
P18
P19
P20P21P22
Footpath link to pedestrian crossing & village centre
Recreational footpath link
Public Open Space
SpacePublic Open
V6 V5 V4 V3
V7
V8
V10
0m 25m 50m
94.2m
Ashfield House
Trac
k
ALLIN'S LANE
65
102220
60
16
15 131917
1824
50
23
14
21
WHITE RO
AD
Portway
1
Mather House
1
25
Mida
30
2
75
9
1
2
SMITHS RIC
KYARD C
OULIN
GS C
LOSE
COULINGS CLOSE
36
26
63a
6
1
4
37
63
51
3
Brightwell House
READING ROAD CottagesLynwood
4A417 to WANTAGE
THE SITE
ADJACENT LAND IN THE OWNERSHIP OF THE APPLICANT
ADJACENT DEVELOPMENTCONSENTED UNDER
APPLICATION NUMBER:APP/V3120/A/13/2195492
(ADOPTED HIGHWAY)
V9
V11
V12 V13
A 16.10.14 Additional Visitor Parking
PLANNINGClient:
Job:
Drawing Title:
Scale:
Date: Drawn By
Drawing No: Revision:
@ A1
A R C H I T E C T S
The White Barn, Manor Farm, Manor RoadWantage, Oxfordshire, OX12 8NE
T: 01235 765322 F: 01235 765373
The Mansion House, Hartham Park, Corsham,Wiltshire, SN13 0RP
T: 01249 700489 F: 01249 470077
[email protected] - www.bhpharwood.co.uk
REVISIONS
NOTES:DIMENSIONS ARE NOT TO BE SCALED FROM THIS DRAWING
ALL DIMENSIONS ARE TO BE CHECKED AGAINST ACTUAL SITEDIMENSIONS BEFORE ANY WORK IS FABRICATED
COPYRIGHT RESERVEDTHIS DRAWING IS THE PROPERTY OF BHP HARWOOD
ARCHITECTS AND MAY NOT BE COPIED, REPRODUCED LENT ORDISCLOSED WITHOUT THEIR EXPRESS PERMISSION IN WRITING.
Rev. Date Description
Checked
PYE HOMES
Land to the North ofPORTWAYREADING ROADEAST HENDRED
SITE LAYOUT
1:500
July 14 MPF RB
2740.101A
East Hendred Parish Council Comments to Planning application - 26 houses –
P14/V1964/FUL, Pye Homes
East Hendred Parish Council wishes to object strongly to this application, based on the issues listed
below. A Public Meeting was held in the village on Oct. 10th to discuss this application and those
present unanimously supported the Parish Council’s objection. The Council also regrets that the
developer has not sought the opportunity to discuss this significant application with the village (as
occurred for phase 1), which is current recommended practice. The Parish Council was only given a
very brief outline of the proposed development on a site visit to discuss another development. In
particular the Parish Council considers that this application does not meet the NPPF requirements
for sustainability, as outlined below.
Main issues:
1. This application for 26 houses is the second phase of a previous development for 21 houses
that was approved on appeal. The Council objected strongly to this phase 1 development on the
basis of changing the character of the village, extension of the village outside the main built-up area
and highway safety. These same points apply to the phase 2 development.
2. The application site does not relate properly to the built-up area of the village which lies
south of the A417. In particular the site extends the phase 1 development into the expansive open
countryside (agricultural land). This would create visual intrusion, particularly from footpath 199/3
along the site’s eastern boundary. Due to this visual impact and the proposal’s impact on the local
landscape the Parish Council considers that the proposed development does not meet the tests of
sustainability set out in the NPPF. The phase 1 development was bordered by some existing
housing – this is not true of the phase 2 site. The appeal decision regarding phase 1 makes the point
that although that development would extend the limits of the village it would nevertheless be
closely located to the village, being just across the other side of the road, and it was bounded on two
sides by existing housing. This is not true of the proposed phase 2 development.
3. The District Council in their appeal statement commented that there was no natural
northern boundary to the phase 1 site. Commenting on this the Appeal inspector stated that the
scheme would provide a deep landscape buffer on its northern edge to provide a clear separation
between developed land and the expansive open countryside to the north. However the plan for
phase 2 shows this buffer being breached to allow further development and the required road
access through the phase 1 development to the access onto the A417.
4. There is also a lack of a natural boundary to the phase 2 site. The Developer has designed a 10m
deep field edge planting strip on the northern boundary to divide the site from the open countryside
beyond. Given the proposed break in the northern boundary for phase 1 the Council considers that
the planting strip will not provide a suitable boundary to prevent further development and for this
reason the proposal should be rejected.
5. If, notwithstanding these strong environmental and community objections planning
permission is granted, the Parish Council considers that it is essential that a controlled crossing is
provided for pedestrians from both phase 1 and phase 2 developments. The Council has campaigned
to get a safer crossing for phase 1 and has objected strongly to the proposed uncontrolled island
crossing in a 40mph area. Several plans have been proposed for the island crossing but all of these
do not meet the requirements of the County Council’s DMRB and are therefore sub-standard, due to
the narrow width of the road at this point. The Parish Council is not prepared to accept a sub-
standard crossing. Phase 1 and Phase 2 will comprise over 50 houses which would be isolated from
all of the facilities in the main part of the village unless a safe controlled crossing is available for the
residents. It is, after all, the presence of these village facilities which the applicants claim make this
location "sustainable", so it is absolutely essential that safe pedestrian access is provided to them,
particularly for parents and children going to the village school.
6. The Council strongly requests that the speed limit for the stretch of the A417 bordered by
the housing from phase 1 on the north side and existing housing on the south side and including the
White Road junction is reduced to 30mph to help with the safe crossing.
7. The inclusion of a play area in the site plan is considered a benefit for the village should the
application be approved. The northern part of the main settlement (particularly Coulings Close) does
not have easy access to play facilities and provided proper and safe pedestrian access was available
across the A417 for children this play area could benefit this existing part of the village. The Council
request that should the development be approved the planned play area and community orchard be
changed round to increase the distance of the Playpark from the main road and car movements.
8. Nine of the houses proposed in the development are deemed affordable. Provided a
significant number of these could be designated for village families this would provide a benefit to
the village, as there is a recognised need for such housing as shown by a survey undertaken by
ORCC. The Parish Council would request that a significant proportion of the affordable housing is
designated for village families
9. If the development is approved the Council recognises that section 106 funding will become
available. The Council requests that such funding is used for the following:
a. Suitable play equipment in the planned green space (play area), to the requirement
of the Parish Council
b. The northern boundary hedge (including oak trees) to be put in trust to the village
(for its environmental benefit) with suitable ongoing financial provision being made available
for its maintenance
c. The community orchard and play area to be transferred to Parish Council ownership
with suitable ongoing provision for long term maintenance, to ensure their continued
benefit to residents.
d. Improvements to the village’s sports facilities, particularly improvements to the
pavilion which needs some renovation.
The Parish Council recommends that Oxfordshire County Council gives due attention to the need for
adequate classroom facilities at both village schools to meet the increased need from the new
housing (if approved). In addition the County Council should consider a contribution from the
section 106 funding to help subsidise the bus service X1 to ensure retention of the evening and
Sunday services to the village (including the new housing)