Agenda item

Agenda item

16/02677/FUL: 91 Lime Walk, Oxford, OX3 7AD

Site Address: 91 Lime Walk, Oxford, OX3 7AD

 

Proposal: Demolition of existing dwelling. Erection of three-storey building to provide 9 flats (3 x 3-bed, 4 x 2-bed & 2 x 1-bed). Provision of new access off Lime Walk, private and shared amenity space and bin and cycle store.

 

Officer Recommendation: to refuse planning permission for the reasons set out below

 

1.    The scale of development proposed would be inappropriate having had regard to the number of units proposed and the size of the application site. The overall density of development proposed could not be reasonably accommodated on this site. The intensive use of the site that is proposed would give rise to a cramped form of development that would be unacceptable in the context of Policy CP6 of the Oxford Local Plan 2001-2016 and Policies HP9 and HP10 of the Sites and Housing Plan (2013).

 

2.    The proposed development, because of its scale, form, visual mass, design, landscaping and external appearance would form a discordant feature in the streetscene that would fail to adequately respond to the context and established character of the surrounding built environment. Given the failure to respond to the context of the area and the inappropriate scale, form, visual mass and external appearance the proposed development would be contrary to Policy CP1, CP6, CP8, CP10 and CP11 of the Oxford Local Plan 2001-2016, Policy CS18 of the Core Strategy (2011) and Policies HP9 and HP10 of the Sites and Housing Plan 2013.

 

3.    The planning application relates to proposals for four or more dwellings and as a result it is a requirement that a financial contribution be secured towards the delivery of affordable housing in order that the development complies with the requirements of Policy HP4 of the Sites and Housing Plan (2013). The application does not refer to this requirement or indicate any agreement to enter into the necessary legal agreement to secure an affordable housing contribution. In the absence of this requirement or any information to suggest that the proposals would be made unviable if an affordable housing contribution was required the proposed development is contrary to Policy HP4 of the Sites and Housing Plan (2013) and Policy CS24 of the Core Strategy (2011).

 

4.    The proposed development would create a poor standard of residential accommodation as the proposed floorspace is below the prescribed quantity of floorspace set out in the Technical Housing Standards - Nationally Described Space Standard, March 2015 and the quality of the residential accommodation is unacceptable, in particular the availability of natural light, ventilation and restricted outlook. The development would therefore fail to meet the requirements of Policy CP10 of the Oxford Local Plan 2001-2016 and Policy HP12 of the Sites and Housing Plan (2013).

 

5.    The development would fail to provide adequate outdoor amenity space for all of the dwellings proposed. The quantity, quality and accessibility of the proposed amenity spaces for some of the dwellings would fall below the required amount; particularly in relation to the three bedroom dwellings that would have the potential to be occupied by families. Some of the proposed balcony and terrace areas are severely constrained and would provide poor quality outdoor amenity space that would wholly unacceptable in terms of outdoor space provision. The proposed development therefore fails to meet the requirements of Policy CP1 and CP10 of the Oxford Local Plan 2001-2016 and Policy HP13 of the Sites and Housing Plan (2013).

 

6.    The proposed balconies and terraces on the south elevation would provide an opportunity to see into the front windows of properties in Cecil Sharp Place; the distance between these rooms would be less than 20m which would be unacceptable and would harm the living conditions of residents of these nearby properties.  The proposal is therefore contrary to Policy HP14 of the Sites and Housing Plan (2013) and Policy CP10 of the Oxford Local Plan 2001-2016.

 

7.    The application includes insufficient information relating to flooding and surface water drainage to demonstrate compliance with the required policies. A drainage statement and drainage strategy prepared by a suitably experienced and qualified professional in the field of hydrology and hydraulics is required in order to demonstrate that the proposed development would not lead to an adverse impact on surface water runoff and drainage in the locality. In the absence of this information the development is contrary to Policy CP10 of the Oxford Local Plan 2001-2016 and Policy CS11 of the Core Strategy (2011).

 

Minutes:

This application was withdrawn by the applicant prior to the meeting and was not considered by the committee.

Supporting documents: