Retrospective rear extension at 59 Henley Road, Shillingford

“Proposal 2.1 The application seeks planning permission for the retention of a ground floor rear extension to the house.”

“A flood risk assessment in response to concerns form the Drainage Engineer and a corrected red edged site area have been submitted.”

“59 Henley Road is a detached, two storey dwelling located in the countryside in the parish of Warborough. The site is located with Flood Zones 2, 3, 3b and the functional flood plain. The property is also washed over by the Oxford Green Belt. The North Wessex Downs National Landscape (formerly Area of Outstanding Natural Beauty) is located to the west of the application site at approximately 100 metres.”

“PLANNING BALANCE AND CONCLUSION 8.1 It is recommended that planning permission is granted for the development. The scale and design of the extension is in keeping with the character of the building and the surrounding area and does not materially harm the amenity of neighbouring properties, the wider landscape or the openness of the Oxford Green Belt.”

“Abbreviated versions of the recommended conditions are listed below and shown in full in Appendix 2.”

“The Drainage Engineer has maintained their objection to the development because the extension is located below the flood level identified in the submitted product flood level data. If the development is within Flood Zone 3b it is not permitted under the Environment Agency standing advice.”

“The above position is noted but the assessment of development must acknowledge and weigh in the balance relevant fall-back positions that might exist. In this instance, permitted development rights for domestic extensions apply and this is a materially relevant consideration. The extension in its current form does not fall within Schedule 2, Part 1, Class A of the General Permitted Development Order 2015 (as amended) because it breaches the 4 metres height restriction.”

“Objections – 8 • Located within the flood plain zone 3b. • Sited within the green belt and offers river frontage so must be subjected to full planning investigation. • Light pollution contrary Policy VC4 of the neighbourhood plan. • Extension adds to the out of character development at the site. • Harms the setting of the adjacent National Landscape. • Planning permission should be sought prior to development. • The site has been overdeveloped.”

“A motion, proposed by Councillor Arlett, and seconded by Councillor Ramsdale, to defer consideration of this application to allow for a site visit was carried on being put to the vote.”

“RESOLVED: to defer consideration of application P26/S0605/HH to allow for a site visit.”