Land at 46 Lower Icknield Way Chinnor, OX39 4EB PLANNING STATEMENT ON BEHALF OF VANDERBILT HOMES Erection of 14 dwellings PREPARED BY DOUGLAS BOND BA (Hons) MRTPI WOOLF BOND PLANNING LLP CHARTERED TOWN PLANNING CONSULTANTS WOOLF BOND REF: 7630 March 2017 Page | 2 1. INTRODUCTION 1.1. This statement has been prepared in support of the representations made to South Oxfordshire Council in regards to Chinnor Neighbourhood Plan Consultation. 1.2. The purpose of this statement is to set out and consider the planning issues arising from proposals by Vanderbilt Homes to build 14 dwellings on land at 46, Lower Icknield Way, Chinnor, in South Oxfordshire. The statement describes the site and surroundings, provides details of the proposals and explains why planning permission should be granted, having regard to planning policies at both national and local level. 1.3. The application is supported by other statements addressing, design and access, transport, ecology, drainage, energy, landscape and arboricultural issues, as well as an LVIA. Executive Summary 1.4. The scheme proposes development entirely in character with development in depth that has been approved in the immediate vicinity, providing a good mix of housing sizes and provision of an appropriate level of affordable housing, within an acknowledged, sustainable village. 1.4. The scheme is for a high quality design and the proposed widening of the existing access would have little, if any visual impact, compared with other approved development in the area, requiring new access points. 1.5. The land north of Icknield Way appeal decision (P15/S2293/O) approved development of a significantly larger scale, using countryside beyond the built up area. It was found to be acceptable by the Inspector, against the background of the housing land supply shortfall. Quite clearly, in that context, this proposal is even more acceptable and there would be no significant impacts and Page | 3 considerable benefits, notably, the provision of much needed housing, including affordable housing. 1.6. Even if it was concluded that there might be some slight harm, for example, in terms of impact upon the landscape and setting of the AONB (which cannot be the case, given the north of Icknield Way appeal decision, the similar adjoining development and the fact that the land is residential curtilage), then the housing land supply position would still be in favour of approving what is sustainable development, having regard to the Framework, in its entirety. 1.7. The planning balance therefore falls fairly and squarely in favour of the development, such that planning permission should be granted. Page | 4 2. SITE AND SURROUNDINGS 2.1. The site is the large residential curtilage of 46 Lower Icknield Way (also known as The Barn House) lying to the rear of development fronting on to the road, as indicated on the plan and aerial photograph, below. Page | 5 2.2. Lower Icknield Way, which is on the north eastern edge of Chinnor, is a mix of both single storey and two storey residential development. Although much of the development, within the immediate vicinity, is linear, on both sides of the road, there is evidence of development in depth and reference is made to this, later in the statement. 2.3. The site is accessed via a driveway leading from Lower Ickneild Way and the existing house is sited parallel with the road behind the residential curtilages of 44 and 48 Lower Icknield Way. The residential curtilage is rectangular in shape and the boundaries are defined by hedging and trees. Agricultural land lies to the south east, with other residential curtilages to the south west and north east. 2.4. There have been no previous planning applications to redevelop the site with additional dwellings. The existing house was built as a refurbishment, following the grant of planning permission in 1986, after fire had damaged the former structure (P68/M0794), with additional side extensions granted in 1980, under reference 80/N6535. 2.5. In August 2016, Woolf Bond Planning submitted, on behalf of Vanderbilt Homes, representations on the South Oxfordshire District Local Plan 2032: Preferred Options (June 2016), promoting this site for residential development. Page | 6 3. THE PROPOSAL 3.1. The application proposes the erection of 14 dwellings on the site, as shown on the layout reproduced below. 3.2. The existing access is to be formalized and widened to 6m, providing a shared surface arrangement for motorists and non-motorists. A driveway into the site, ending in a hammer head, would provide access to the individual dwellings. 3.3. Proposed street scenes are reproduced below. Page | 7 3.4. The Schedule of Accommodation is reproduced below and this shows that there would be 3 x 2 bed houses, 7 x 3 bed houses and 4 x 4 bed houses. One of the two bed houses proposed, Plot 10, is a flat over a garage. Five of the proposed dwellings would be made available as affordable housing, as set out in the Schedule. Page | 8 3.5. Parking would be provided in the form of individual garages for some of the plots, car ports and individual spaces. Visitor parking spaces are also proposed. Page | 9 4. PLANNING POLICY Development Plan 4.1. For the purposes of considering these proposals, the Development Plan is the South Oxfordshire Core Strategy (CS) (Dec 2012) and Saved policies of the South Oxfordshire Local Plan 2011. The CS pre-dates the National Planning Policy Framework (Framework) meaning that the housing target within the CS is inconsistent with the Framework, because it is not based on objectively assessed need for market and affordable housing across a wider housing market area. This also means, therefore, that the policies in the CS concerned with housing delivery, including the housing requirement are out-of-date. 4.2. The principal policies against which these proposals should be considered are set out below under each plan heading. South Oxfordshire Core Strategy (CS) 2027 4.3. The main relevant Core Strategy policies are: • Policy CSS1 sets out the overall strategy, including support for enhancing the large villages, including Chinnor. • Policy CSM1 outlines the Council’s support for encouraging sustainable transport. • CSH1 sets out the amount and distribution of housing, but this is now an out of date policy. Chinnor is acknowledged as a local service centre. • Policy CSH2 sets a minimum density of 25 dwellings per hectare (net) unless it would have an adverse effect on the character of the area. • Policy CSH3 requires 40% of dwellings on sites with a net gain of three or more to be Affordable. This should have a mixed tenure of 75% social rented and 25% intermediate housing. • Policy CSH4 requires a mix of dwellings types and sizes to meet housing needs including requirements for Lifetime Homes. Page | 10 • Policy CSR1 allows new housing within the larger villages, including Chinnor. • Policy CSEN1 confirms the District’s landscape will be protected against inappropriate development, and, where possible, enhanced. In relation to AONB, high priority will be given to their conservation and enhancement. • Policy CSQ2- Sustainable Design and Construction. • Policy CSQ3 confirms permission will be granted for development of a high quality design. • Policy CSG1 confirms that a net gain in green infrastructure (including biodiversity) will be sought through developer works and developer contributions. • Policy CSB1 requires a net loss to biodiversity to be avoided, with opportunities to achieve a net gain actively sought. • Policy CSI1 relates to the provision of on and off site infrastructure and is clear that infrastructure and services required as a consequence of development will be sought from developers prior to the grant of planning permission. Saved policies of the South Oxfordshire Local Plan 2011 4.4. The relevant Local Plan policies are: • Policy G2 states that the District’s countryside, settlements and environmental resources will be protected from adverse developments. • Policy G4 confirms the need to protect the countryside for its own sake as an important consideration when assessing proposals for development. • Policy C4 seeks to protect important local landscape features and the setting of settlements. • Policy C6 relates to biodiversity maintenance and enhancement. • Policy C9 protects the loss of landscape features where they make an important contribution to the local scene and/or provide an important habitat. • Policy EP4 states that proposals that increase the requirement for water will not be permitted unless adequate resources can be provided. Page | 11 • Policy EP6 requires applicants to demonstrate that the surface water management system is in accordance with sustainable drainage principles. • Policy EP7 does not permit an adverse effect on groundwater resources unless effective preventative measures can be taken. • Policy D1 confirms that the principles of good design and the protection and reinforcement of local distinctiveness should be taken into account in all new development. The policy lists nine criteria that any proposal should address. • Policy D2 states that any development needs to provide appropriate, safe parking in a discreet manner. • Policy D3 relates to the provision of appropriate outdoor amenity space for new dwellings, confirming these areas should not be overlooked. • Policy D4 states all new dwellings should be designed to secure a reasonable degree of privacy for new occupiers and should not cause a loss of amenity to existing neighbours. • Policy D6 encourages designing out crime. • Policy D10 relates to the provision of appropriate waste storage. • Policy R2 requires developers to provide outdoor playing space at a minimum standard of 2.4 hectares per 1000 persons. For schemes under 15 dwellings, improvements to existing open space will be sought. • Policy R6 requires development to include public open space for informal recreation appropriate to the locality and size of the proposed development, or, alternatively, a financial contribution.