Agenda item

Agenda item

19/03223/FUL: 1 Pullens Lane, Oxford OX3 0BX

Proposal: Demolition of existing dwellinghouse and garage/annex. Erection of 3 x 5-bed dwellinghouses (Use Class C3). Creation of new access, modification of existing access, landscaping works and provision of bin and cycle storage (Amended plans).

Site address: 1 Pullens Lane, Oxford, OX3 0BX

 

Recommendation:

East Area Planning Committee is recommended to REFUSE the application for the following reasons:

1.     The proposed development by reason of its siting, massing, form, layout and external appearance, would cumulatively dominate and overwhelm this greenfield site such that it would result in an incongruous and inappropriate form of development, that would fail to preserve, and would erode, the quiet, verdant and rural character of Pullens Lane and the Headington Hill Conservation Area.  Further, the loss of trees and important soft landscape features along with inadequate landscape mitigation proposed would cause harm to the visual amenity of Pullens Lane.  This, coupled with the scale, form and layout, would cause harm to the wooded hillside that forms the green backdrop to Oxford and would be harmful to views out of the city, and to the special character and appearance of the Central Conservation Area.  The proposed development would result in a harmful impact on the setting of the listed building Headington Hill Hall and would fail to preserve the character or appearance of that area or its setting.  Overall, the development would result in a high level of less than substantial harm that would not be outweighed by any public benefit derived from the development contrary to the requirements of policies CP1, CP8, CP9, CP10, CP11, HE3, HE7 and HE10 of the Oxford Local Plan 2001-2016, policies CS2 and CS18 of the Oxford Core Strategy 2026 as well as policies HP9 and HP10 of the Sites and Housing Plan 2011-2026; policies CIP2, CIP3, CIP4 and GPS4 of the Headington Neighbourhood Plan 2017 and emerging policies DH1, DH2, DH3, G6 and SP54 of the Oxford Local Plan 2036.  The development would also fail to meet the duties set out in the Planning (Listed Buildings and Conservation Areas) Act 1990 in sections 66 and 72 of that Act.

2.     The proposed development has failed to demonstrate that the proposal makes the best use of the site’s capacity through exploring all available opportunities in a manner compatible with both the site itself and the surrounding area.  The development therefore results in an inefficient use of the land contrary to the aims and objectives of policies CP1 and CP6 of the Oxford Local Plan and emerging policy RE2 of the Oxford Local Plan 2036.

3.     The proposed development, by reason of the lack of up-to-date information and assessment, fails to demonstrate that the proposed development would not result in harm to known protected species on site and any appropriate mitigation necessary.  The development would result in the net loss of a significant amount of trees and vegetation and ecological habitat that makes a meaningful contribution to local biodiversity that cannot be adequately mitigated or compensated by the proposal.  As such, the development fails to accord with the requirements of policies NE15 and NE22 of the Oxford Local Plan 2016, policy CS12 of the Oxford Core Strategy 2026, policy GSP3 of the Headington Neighbourhood Plan, policies G2 and SP54 of the emerging Local Plan 2036 and the NPPF.

 

Minutes:

The Committee considered an application for planning permission for the demolition of the existing dwellinghouse and garage/annex; erection of 3 x 5-bed dwellinghouses (Use Class C3); creation of new access, modification of existing access, landscaping works and provision of bin and cycle storage (Amended plans) at 1 Pullens Lane, Oxford, OX3 0BX.

The Planning Officer introduced the report and reported updates: a further 4 letters of support received since the report was written; additional ecology information from the applicant reviewed by the Council’s ecology officer who maintained objections; and a letter from the applicant to the committee, circulated on 2 June, which officers had not assessed.

He recommended, and the Committee agreed, amending refusal reason 3 to reflect the updated ecology information:

“The proposed development, by reason of the lack of up-to-date information and assessment, fails to demonstrate that the proposed development would not result in harm to known protected species on site and any appropriate mitigation necessary.  The proposed development fails to demonstrate that the scheme would not result in harm to known protected species on site, due to the loss of functional wildlife habitat, most notably for badgers. The development would result in the net loss of a significant amount of trees, vegetation and ecological habitat that makes a meaningful contribution to local biodiversity that cannot be adequately mitigated or compensated by the proposal. A measurable net gain in biodiversity has not been demonstrated within the proposed development. As such, the development fails to accord with the requirements of policies NE15 and NE22 of the Oxford Local Plan 2016, policy CS12 of the Oxford Core Strategy 2026, policy GSP3 of the Headington Neighbourhood Plan, policies G2 and SP54 of the emerging Local Plan 2036 and the NPPF.”

 

Alex Creswell (the agent) and David Gye (from Pullens Lane Association) spoke in support of the application, and they and Neil Perry (architect) were available to answer questions.

 

The Committee asked questions of the officers and considered all the information before them. On being debated, proposed, seconded and put to the vote, the Committee agreed with the officer’s recommendation to refuse the application

 

TheEast Area Planning Committee resolved to

REFUSE the application for the following reasons:

1.            The proposed development by reason of its siting, massing, form, layout and external appearance, would cumulatively dominate and overwhelm this greenfield site such that it would result in an incongruous and inappropriate form of development, that would fail to preserve, and would erode, the quiet, verdant and rural character of Pullens Lane and the Headington Hill Conservation Area. Further, the loss of trees and important soft landscape features along with inadequate landscape mitigation proposed would cause harm to the visual amenity of Pullens Lane. This, coupled with the scale, form and layout, would cause harm to the wooded hillside that forms the green backdrop to Oxford and would be harmful to views out of the city, and to the special character and appearance of the Central Conservation Area. The proposed development would result in a harmful impact on the setting of the listed building Headington Hill Hall and would fail to preserve the character or appearance of that area or its setting. Overall, the development would result in a high level of less than substantial harm that would not be outweighed by any public benefit derived from the development contrary to the requirements of policies CP1, CP8, CP9, CP10, CP11, HE3, HE7 and HE10 of the Oxford Local Plan 2001-2016, policies CS2 and CS18 of the Oxford Core Strategy 2026 as well as policies HP9 and HP10 of the Sites and Housing Plan 2011-2026; policies CIP2, CIP3, CIP4 and GPS4 of the Headington Neighbourhood Plan 2017 and emerging policies DH1, DH2, DH3, G6 and SP54 of the Oxford Local Plan 2036.  The development would also fail to meet the duties set out in the Planning (Listed Buildings and Conservation Areas) Act 1990 in sections 66 and 72 of that Act.

2.            The proposed development has failed to demonstrate that the proposal makes the best use of the site’s capacity through exploring all available opportunities in a manner compatible with both the site itself and the surrounding area. The development therefore results in an inefficient use of the land contrary to the aims and objectives of policies CP1 and CP6 of the Oxford Local Plan and emerging policy RE2 of the Oxford Local Plan 2036.

3.            The proposed development fails to demonstrate that the scheme would not result in harm to known protected species on site, due to the loss of functional wildlife habitat, most notably for badgers. The development would result in the net loss of a significant amount of trees, vegetation and ecological habitat that makes a meaningful contribution to local biodiversity that cannot be adequately mitigated or compensated by the proposal. A measurable net gain in biodiversity has not been demonstrated within the proposed development. As such, the development fails to accord with the requirements of policies NE15 and NE22 of the Oxford Local Plan 2016, policy CS12 of the Oxford Core Strategy 2026, policy GSP3 of the Headington Neighbourhood Plan, policies G2 and SP54 of the emerging Local Plan 2036 and the NPPF.

 

Supporting documents: