The Development Management Sub-Committee of West Oxfordshire Council approved an application for 37 new dwellings on land south of Forest Road in Charlbury. The decision was made after extensive debate regarding the development's impact on the Cotswolds National Landscape, ancient woodland, and local infrastructure, with a majority vote in favour of approval.

Land South of Forest Road, Charlbury

The committee considered a full planning application for the erection of 37 dwellings, including an access road, landscaping, and associated earthworks on land south of Forest Road in Charlbury. This application had a complex planning history, including a previous approval that was later quashed by the High Court.

Discussion and Decision:

The application was approved by a vote of four in favour, with three against and three abstentions.

Arguments for Approval:

• Housing Need: A significant and evidenced need for affordable housing in Charlbury was highlighted, with over 100 applicants on the council's waiting list expressing a preference for the town. The proposal offered 21 affordable homes (57% of the total), exceeding the local plan's requirement of 40%. The provision of specialist assisted living bungalows was also seen as meeting a critical local need.
• Five-Year Housing Land Supply: The council's inability to demonstrate a five-year housing land supply meant that the tilted balance under paragraph 11(d) of the National Planning Policy Framework (NPPF) favoured granting permission unless adverse impacts significantly and demonstrably outweighed the benefits.
• Sustainable Location: Despite being outside the defined built-up area, the site was considered a sustainable location due to its proximity to Charlbury railway station and town centre amenities, with good public transport links.
• Previous Approvals: The site had previously received planning permission for a similar development, indicating a past acceptance of the principle of development in this location.
• Biodiversity Net Gain: The proposal offered a biodiversity net gain of 20.06% in habitat units and 78.34% in hedgerow units, exceeding policy requirements.
• Design and Sustainability: The development was designed to be in keeping with the local vernacular, with measures to improve energy efficiency, including solar panels and electric vehicle charging points.

Arguments Against Approval:

• Impact on Cotswolds National Landscape: Objectors, including the Cotswolds National Landscape Board, argued that the development constituted major development within the National Landscape and that exceptional circumstances had not been demonstrated. Concerns were raised about the impact on landscape character, scenic beauty, and important views, particularly from Grammar School Hill.
• Harm to Ancient Woodland: Natural England noted the potential for adverse effects on adjacent ancient woodland. While a 5-metre buffer zone was proposed, objectors argued this was insufficient and that the development would lead to deterioration of the woodland, requiring wholly exceptional reasons for approval under NPPF paragraph 193(c).
• Setting of Conservation Area: The Charlbury Conservation Area Advisory Committee raised concerns about the negative impact on the setting of the Conservation Area and the loss of the rural character of the Evenlode Valley.
• Accessibility: Concerns were raised about the adequacy of pedestrian access to the railway station, particularly for those with mobility impairments, due to the narrowness of the footbridge.
• Precedent: Objectors feared that approving this development would set a precedent for further development in sensitive countryside locations, undermining local neighbourhood plans.
• Parking: Great Western Railway (GWR) objected, stating the development would preclude future expansion of station car parking, which is already at capacity.

Key Considerations and Officer's Conclusion:

Officers concluded that while there would be some harm to the Cotswolds National Landscape and minimal indirect deterioration to the ancient woodland, these were outweighed by the significant public benefits, particularly the provision of much-needed affordable housing and specialist accommodation. They determined that wholly exceptional reasons existed for development in this location and that a suitable compensation strategy for the ancient woodland was in place. The committee ultimately voted to approve the application, subject to the completion of a Section 106 legal agreement and conditions.

Conditions and Informatives:

The approval was subject to numerous conditions covering aspects such as:

• Time limits for commencement of development.
• Adherence to approved plans and materials.
• A Travel Plan and off-site highway works, including footpath improvements.
• Provision of electric vehicle charging points and secure cycle parking.
• A Construction Traffic Management Plan.
• Measures to address contamination and ensure adequate foul water drainage.
• A detailed landscaping scheme and a Landscape and Ecological Management Plan (LEMP) to protect biodiversity and the ancient woodland.
• Removal of permitted development rights for certain plots to protect the adjacent woodland.

Informatives were also attached, providing guidance on matters such as biodiversity protection, groundwater discharge permits, and the potential use of the railway station footbridge.