4-7 self-build homes at Land adjacent to 8 Berrick Road, Chalgrove

The site's planning history

A previous permission in principle application on the site was refused over the development's principle, flooding and archaeology.

“The site has a history of refusals associated with it. The most recent application was also a PIP and was refused for three reasons; principle, flooding and archaeology. Since that decision to refuse there had been significant changes to the Planning Practice Guidance (PPG) in relation to flooding.”

“The previous PIP was refused as there was insufficient information relating to flooding and a necessary sequential test had not been submitted. The flooding issue had meant that the tilted balance was not engaged and as the site was outside the settlement boundaries was unacceptable in housing policy terms.”

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Flooding guidance had changed

National guidance changes removed the need for a flooding sequential test once a site-specific flood risk assessment was submitted and accepted by drainage engineers.

“Changes to the PPG have removed the need for a sequential test provided an acceptable site-specific flood risk assessment was submitted. In this current application a site-specific flood risk assessment has been submitted and carefully considered by the council’s drainage engineers who have concluded that it shows an adequate solution to the flooding issues could be brought forward at the technical detail stage. As such the previous reason for refusal would fall away.”

“Given the objection in terms of housing policy was predicated on the flooding reason, that issue was also affected by the change to the PPG.”

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Weight given to self-build housing

Unlike the previous scheme, this application proposed self-build housing, adding significant weight given local shortfalls in self-build and general housing.

“A key difference between this application and the previous one was that the current application proposes self-build housing. The shortfall in both self-build and housing overall provides significant weight to the planning balance.”

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Archaeology no longer a strong reason

Officers said appeal examples showed archaeology could be addressed at a later technical stage rather than justifying refusal on its own.

“The remaining reason for refusal of the previous application was archaeology. The applicant has provided a number of appeal examples where inspectors had concluded that archaeology should be considered at the technical detail stage. As such, archaeology in isolation would not be a strong enough reason to refuse the application.”

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What officers recommended

Officers recommended approval, citing changes to national guidance and the district's need for housing.

“Due to the changes to the PPG nationally and that the scheme would provide much needed housing for the district, the application was recommended for approval.”

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Who spoke

A parish council representative, three objectors and the ward councillor spoke on the application.

What members debated

Members questioned whether being outside the settlement boundary still mattered, protection for neighbourhood plans, flood mitigation confidence, and harm to the Chalgrove Neighbourhood Plan.

“Members queried the focus on flooding in the report and stated that the fact the proposed development was outside the settlement boundary was still a material concern. The committee were advised that in the previous refused application, there was a flat planning balance and so the Neighbourhood Plan had to be considered and the development was agreed to have been an extension into the open countryside.”

“Members expressed concern that to approve the proposal would harm the integrity of neighbourhood plans and that this application was contrary policies C1 and C2 of the Chalgrove Neighbourhood Plan (November 2025).”

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Why the application was refused

The committee refused the application, finding it would extend the village into the countryside contrary to the neighbourhood plan and national policy.

“RESOLVED: to refuse planning application P26/S0621/PIP on the grounds that the site lies outside the defined built-up area and does not comprise previously developed land. It is not allocated for development within the Chalgrove Neighbourhood Plan nor is it an infill or redevelopment site. The proposal would extend the built form of the village into the surrounding countryside, resulting in harm to the landscape setting and character of Chalgrove.”

“The proposal is therefore contrary to the South Oxfordshire Local Plan 2035, in particular policies H1, DES1, DES2 and ENV1, Policies C1 and C2 of the Chalgrove Neighbourhood Plan (November 2025) and the National Planning Policy Framework (February 2025).”

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