Site Address: 109 Rose Hill, Oxford, OX4 4HT,

Proposal: Demolition of existing dwellinghouse. Erection of three storey building to create 1 x 2-bed flat and 4 x 3-bed flats (Use Class C3).  Erection of 2 x 4-bed dwellinghouses (Use Class C3). Provision vehicle access from Rose Hill, car parking, private amenity space, and bin and cycle store. (Amended plans)

Officer Recommendation: The Committee is recommended to refuse the application for the reasons given in the report

The Chair varied the order of the agenda to take this item next.

The Committee considered an application for planning permission for the demolition of the existing dwellinghouse; erection of a three storey building to create 1 x 2-bed flat and 4 x 3-bed flats (Use Class C3); erection of 2 x 4-bed dwellinghouses (Use Class C3); and provision of vehicle access from Rose Hill, car parking, private amenity space, and bin and cycle store. (Amended plans) at 109 Rose Hill, Oxford, OX4 4HT

Tereza Domabylova, agent for the applicant, spoke in support of the application. In her presentation she explained how the changes made in the amended plans addressed the concerns raised in the report and that the applicant would be open to providing affordable housing on-site.

The Committee noted in discussion that the verbal commitment to affordable housing (on or off site) could not be taken into account. The Committee discussed the application and saw no reason to depart from the recommendation in the report.

The Committee resolved to refuse application 17/02011/FUL for the following reasons as given in the report:

1. The proposals due to the amount of development and the scale, layout and detailed design would be wholly out of keeping with the surroundings and result in a cramped and overdeveloped form.  The proposals would significantly detract from the character and appearance of the locality, contrary to policies CP1, CP6 and CP8 of the Oxford Local Plan, CS2 and CS18 of the Core Strategy and HP9 of the Sites and Housing Plan.
2. The proposed development would have a significant adverse impact upon the amenities of neighbouring properties.  The proposals would unacceptably overlook and reduce the privacy of nos. 105 and 111 Rose Hill, be overbearing, overshadow and create undue noise and disturbance.  The proposals would therefore be contrary to policies CP19 and CP21 of the Oxford Local Plan and HP14 of the Sites and Housing Plan.
3. The application has not shown that adequate car parking could be provided on site in terms of the number of spaces as well as the dimensions of those spaces proposed.  The proposals have therefore failed to demonstrate that additional pressure for on street car parking would not be created, in a locality which consists of a main radial route where on street parking would be unacceptable and cannot be controlled on nearby side roads either.  The proposals would therefore have the potential to cause obstruction, danger and inconvenience to other highway users, contrary to policy HP16 of the Sites and Housing Plan.
4. The application has not shown that sufficient cycle parking/storage can be provided on site, contrary to policy TR4 of the Oxford Local Plan and HP15 of the Sites and Housing Plan.
5. The proposals have failed to demonstrate that there is adequate space for a fire vehicle to safely enter and exit the site in a forward gear or that adequate pedestrian and vehicle visibility splays can be provided, contrary to policy TR4, CP1 and CP10 of the Oxford Local Plan.
6. The application fails to provide any contribution to affordable housing and no evidence has been provided to indicate that a financial contribution towards affordable housing would make the scheme unviable. As a result, the development fails to provide an appropriate mix of housing nor contribute to the wider housing needs of the City, and is contrary to Policy HP4 of the Sites and Housing Plan (2013) and Policy CS24 of the Core Strategy (2011).