Phase 2: following the approval of planning permission for 200 new homes at Stockham Park Farm last year, Dandara has applied for Full Planning Permission for 90 new homes and enhanced landscaping along the canal on land to the north-west of the development approved by the Vale of White Horse planning committee in November 2012. This is Stockham Farm Phase 2. Details can be found on the Council website with application reference P13/V1826/FUL. This application was considered by the Planning Committee on 15 January 2014, the recommended approval subject to agreement of conditions and financial contributions. Agreement has now been reached and building can start - for details of the funding under the section 106 agreements with the Vale and County see the planning applicaion on the Vale website.
Phase 1: development was granted with the conditions that "The development to which this permission relates shall be begun not later than the expiration of ONE year from the date of this permission. Construction on site shall be at build-out rate (of completed and fitted out dwellings) to be agreed in writing with the Local Planning Authority within two months of the issue of the permission." (dated 28th March 2013). No build-out rate has been provided and the developer had omitted to forward the phasing plan to the Planning Department until we requested it. This has been raised with them by the Planning Officer as poor practice. However apparently this is considered a "procedural issue" which does not result in a significant concern to the rolling out of the development on site in planning terms. This will not nullify the permission as issued.
Bovis had submitted and then withdrawn their application to the council for discharge of condition 2 of the Planning Permission which changes some of the designs of the properties to standard Bovis designs. We believe that this was because the increase in the number of bedrooms in the properties would have meant a larger Section 106 Contribution. The application didn't make clear what the differences were but does show separate plans for garages and a larger number of bedrooms in some properties.See Application
Bovis has been asked by the Council to stop cutting down trees on land at Stockham Park Farm as it breached the planning consent specifiying these hedges and trees should be left except where felling needed for the new entrance splays. It can not begin work until a further arboricultural statement has been submitted. Unfortunately this is too late for most of the trees on the site. The response from the Council was that they had closed their investigation because as the site is not in a conservation area and the trees are not protected by a Tree Preservation Order or specifically by a planning condition, then the applicant was in their rights to remove vegetation. However, a landscaping scheme was subsequently submitted, which included the replanting of trees along Denchworth Road.
Bovis have also submitted an application to the council for discharge of conditions 3, 4 and 5 of the Planning Permission: [show detail]
"3. The exterior of the development hereby permitted shall only be constructed in
the materials specified on the plans hereby approved or in materials which shall
previously have been approved in writing by the Local Planning Authority. Full
details of the design, materials and finish of all windows, window sills and
lintels, external doors and rainwater goods and the treatment of all verges and
eaves of the new building(s) shall be submitted to and approved in writing by
the Local Planning Authority. The development shall be built in accordance with
the approved details.
Reason: In the interests of the appearance, visual amenity and to ensure the new development is built to a high quality in accordance with Policy DC1 of the Vale of White Horse Local Plan 2011.
4. No development shall take place until full details of both hard and soft
landscape works have been submitted to and approved in writing by the Local
Planning Authority. These details shall include hard surfacing materials,
schedules of new trees and shrubs to be planted (noting species, plant sizes
and numbers/densities), the identification of the existing trees and shrubs on
the site to be retained (noting species, location and spread), landscape and
tree protection details, any earth moving operations required, finished levels
and contours, and an implementation programme.
All hard and soft landscape works shall be carried out in accordance with the details and programme approved under the Condition above. Thereafter, the landscaped areas shall be maintained for a period of 5 years. Any trees or shrubs which die or become seriously damaged or diseased within 5 years of planting shall be replaced by trees and shrubs of similar size and species to those originally planted.
Reason: To ensure the implementation of appropriate landscaping which will improve the environmental quality of the development (Policy DC6 of the adopted Local Plan).
5. Notwithstanding the Condition above, no development shall take place within
120m of the eastern boundary of the site until the Denchworth Road frontage
landscaping treatment has been agreed and new planting carried out as agreed
to the Denchworth Road boundary.
The agreed scheme shall include the retention of hedgerows and trees to this boundary, proposed replanted hedgerow and trees along the whole of this boundary as denoted by the blue dashed-lined area on plan DE053-010 Rev A dated 22/11/12) and suitable agreed landscape and tree protection fencing erected whilst development operations are in progress to the site.
The retained and replacement and new hedgerow planting shall be maintained at a height of not less than 2 metres and any plants which may die or be seriously damaged or destroyed within 5 years of the completion of the development (to be measured by the occupation of the final unit) shall be replaced and the replacement shall be properly maintained.
Reason: To ensure the implementation of appropriate landscaping which will improve the environmental quality of the development safeguard the character of the area and to assimilate the development into its surroundings in accordance with policy DC6 of the adopted Local Plan."
See here for the detailed application and the associated drawings.
The planning application for "Land at Stockham Farm Denchworth Road Wantage" was approved at the The Vale Planning Meeting on 7 November 2012. The application was approved subject to the development being begun not later than the expiration of ONE year from the date of this permission [28 March 2013]. Construction on site shall be at build-out rate (of completed and fitted out dwellings) to be agreed in writing with the Local Planning Authority within two months. What does sustainable development mean when there are no jobs and no school places and planning applications are still approved?
Description of the development [show detail]
The approval is for a residential development to provide 200 new homes across private and affordable tenures, with public open space and play space, the protection of the existing route of the Wilts and Berks Canal and the provision of land to allow for a realigned route, on-site car and cycle parking and improvements to site access and egress.
The proposed housing comprises detached, semi-detached, and terraced houses of a traditional mix of single-storey, one-and-a-half storey and two-storey appearance. The proposed mix of dwellings is as follows:
1-bedroom = 12 units (all affordable)
2-bedroom = 88 units (43 affordable and 45 market)
3-bedroom = 37 units (20 affordable and 17 market)
4-bedroom = 63 units ( 5 affordable and 58 market)
The 200 dwellings include a total of 80 affordable housing units (40%). Across the 9.04 ha site the 200 dwelling units would produce a density of 22 dwellings per hectare. A total of 50% of the dwellings are two-bedroom properties or less and 80% of the properties will be ‘lifetime homes’ compliant.
Reason for the Decision [show detail]
This 9.04ha site is in agricultural use. The site is visually contained by existing field hedgerows which restrict long open views from external public vantage points.
The design is appropriate for the area. The legal agreement makes provision for a contribution towards the restoration or realignment of the Wilts and Berks Canal the route of which runs to the northern boundary of the site. The proposal will not have any harmful impact on neighbour amenity or local wildlife.
It is considered that the site is suitable for residential development as an exception to planning policy given the current housing shortfall and the site can be delivered quickly to address this.
In accordance with paragraphs 186 and 187 of the National Planning Policy Framework the Council takes a positive and proactive approach to development proposals. The Planning Service works with applicants/agents in a positive and proactive manner by offering a pre-application advice service and by advising applicants/agents of issues that arise during the processing of their application and where possible suggesting solutions to problems.
Note : A more detailed explanation is available in the officer's report, available in the application case file.
Not rural any more and will reduce housing waiting list in Oxford City says the Planning Committee [show detail]
The application came to the Committee because Grove Parish Council objected and letters of objection had been received from 58 local residents.
Wantage Town Council propsed that a decision on this development should be deferred until the work involved in developing the Local Plan is complete. There are concerns regarding the impact that the development would have on Denchworth Road and other road junctions in the vicinity and the excessive demand on already at full capacity local infrastructure, such as schools and other amenities.
The demands on the Denchworth road were also a concern to East Challow Parish Council.
The Highways Department stated that Denchworth Road carries around 600-800 vehicles in the peak hour which is substantially less than the capacity of the road but is near capacity at Denchworth Road/Mill Street mini roundabout, Mably Way/ Downsview Rd junction and Ham Street/ Challow Road junction. As would be expected the analysis of the key junctions show slight increases in congestion with the development but all the busiest entry arms to the junctions, even with the sensitivity tests carried out, are either at practical capacity or remain below it. The Highway Authority in general therefore had no objection to the proposal subject to the section 106 agreement includes £308,000 for improvements to bus services and the construction of 4 additional bus stops.
Councillors stated that the affordable housing was welcome because it would help reduce the waiting list particularly in Oxford City.
A Councillor also stated that Wantage and Grove are getting lots of housing therefore it won't be rural any more, but they all voted in favour with only one abstention.
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