The Uplands Area Planning Sub-Committee of West Oxfordshire Council met on Monday 20 April 2026 to determine a significant planning application for land south of Forest Road in Charlbury. The committee also noted applications determined under delegated powers and appeal decisions.

Land South of Forest Road, Charlbury (Application Ref: 23/03071/FUL)

The committee considered a resubmitted application for the erection of 37 dwellings on land south of Forest Road, Charlbury. This application was brought back for determination following the voluntary quashing of a previous planning permission due to concerns regarding the Public Sector Equality Duty (PSED).

Decision: The application was approved, subject to the signing of a Section 106 legal agreement and the completion of relevant conditions.

Discussion:

The application, which had been previously considered and approved before being quashed, was presented by planning officer Mike Cassidy. He explained that the quashing of the previous permission meant the application had to be determined afresh, with a particular focus on the PSED and accessibility for all users.

• Principle of Development: The site is located in open countryside, outside the built-up area of Charlbury. However, officers considered the principle of development acceptable due to a clear unmet local housing need, particularly for affordable and specialist housing, and the council's inability to demonstrate a five-year housing land supply. The significant provision of affordable housing (57%) was highlighted as a key benefit.
• Impact on Cotswolds National Landscape: The Cotswolds National Landscape Board objected, considering the development to be major development and arguing that exceptional circumstances had not been demonstrated. Officers, however, disagreed, concluding that the development, due to its contained nature, modest scale, and design, did not constitute major development in this context. They noted that previous similar applications had also been considered not to be major development.
• Affordable Housing and Housing Mix: The proposal exceeded the local plan's requirement for affordable housing, offering 57% (21 units) as social rent and discount market units. Seven assisted living bungalows were also proposed to meet identified care needs. The development also included 12 self-build plots, exceeding the policy requirement.
• Layout, Design, and Scale: The design was considered to be of high quality, sympathetic to the local vernacular, and appropriate for the edge-of-settlement location. The layout was designed to complement the existing pattern of development and the contours of the site.
• Impact on Heritage Assets: The development was considered to cause less than substantial harm to the setting of the Charlbury Conservation Area and the Grade II listed railway station. This harm was outweighed by the significant public benefits of the scheme, particularly the provision of much-needed affordable housing.
• Highway Impact and Pedestrian Accessibility: Concerns were raised about the adequacy of the pedestrian route to Charlbury town centre and the railway station, particularly the narrow section of footpath over the railway bridge. Oxfordshire County Council (OCC) Highways, after re-consultation, confirmed that no additional mitigation was required and that the development was acceptable in highways terms, having had regard to the needs of people with protected characteristics, including those with mobility impairments.
• Ancient Woodland, Trees, and Biodiversity: The site is adjacent to Ancient Woodland. Officers concluded that there would be some minimal indirect deterioration of the woodland, which engaged the test under NPPF paragraph 193(c). However, they were satisfied that wholly exceptional reasons existed, including the unmet local housing need and the limited nature of the harm, and that a suitable compensation strategy was in place, comprising new native woodland planting. The development also proposed a 5-metre managed ecological buffer zone, with built structures set a minimum of 15 metres from the woodland edge. A biodiversity net gain of over 20% was calculated.
• Sustainability: The development was considered sustainable due to its location within walking distance of Charlbury's amenities and public transport links, and the inclusion of features such as electric vehicle charging points and photovoltaics.

Arguments for Approval:

• Significant provision of affordable housing, exceeding policy requirements.
• Provision of specialist assisted living accommodation to meet identified local needs.
• Contribution to the council's housing land supply.
• High-quality design sympathetic to the local vernacular.
• Biodiversity net gain and ecological enhancements.
• Sustainable location with good access to services and transport.
• Previous approvals for similar developments on the site.
• The tilted balance in favour of development due to the lack of a five-year housing land supply.

Arguments Against (raised by objectors and the Cotswolds National Landscape Board):

• Development in open countryside and conflict with local and neighbourhood plan policies.
• Harm to the Cotswolds National Landscape and its character.
• Inadequate pedestrian access to the town and station.
• Potential harm to the setting of the Charlbury Conservation Area and the Grade II listed railway station.
• Concerns about the adequacy of the buffer zone to the Ancient Woodland and potential for encroachment.
• Potential for increased light pollution and impact on biodiversity.

Despite objections, the committee ultimately voted to approve the application, citing the significant benefits, particularly in addressing local housing needs, and concluding that the adverse impacts did not significantly and demonstrably outweigh the benefits. A site visit was proposed and agreed upon by the committee members to gain a better understanding of the site and its context.

Applications Determined Under Delegated Powers

The committee noted a report detailing applications that had been determined by officers under delegated powers since the last meeting.

Appeal Decisions

The committee was informed of an appeal decision regarding the Feathers Hotel, Market Street, Woodstock. The appeal was dismissed, with the inspector agreeing with the council's decision to refuse the application.

The meeting concluded with thanks to the planning team and officers for their work.