12 flats and 2 businesses at 2a, 6 and 6A High Street, Steventon, Abingdon

What is proposed

The application proposes retaining the barn, demolishing other buildings and providing 12 flats, two commercial units, parking, cycle storage and landscaping.

“PROPOSAL Retention of the single storey barn, demolition of other existing buildings, and mixed use redevelopment comprising erection of a 3- storey building to the rear and a 2.5 storey building fronting the High Street to provide 12 x residential units (Class C3) and 2 x Commercial, Business and Service (Use Class E) units, ancillary floorspace, car parking, cycle parking, landscaping, refuse and recycling storage and associated works…”

Officer report

The site and its setting

The previously developed site is centrally located behind High Street commercial buildings and The Causeway, within the conservation area and an archaeological interest area.

“The application site is classed as previously developed land and is located centrally within Steventon. The courtyard sits to the rear of commercial buildings and the Co-op on the High Street, and behind dwellings on The Causeway. Two accesses link the site to these two main roads.”

“Area designation and site constraints • The courtyard falls within Flood Zone 1, but both access points fall within Flood Zones 2 and 3. The adjoining High Street and The Causeway are in Flood Zone 3. • The site falls within the Steventon Conservation Area and there are listed buildings within the vicinity of the site. • The site is also located within an area of archaeological interest known as the Steventon Historic Core.”

Officer report

Earlier planning decisions

A seven-flat permission granted in 2021 expired, while a later 13-unit scheme was refused and dismissed at appeal over access, parking, landscaping and overdevelopment.

“Planning History of the Site Permission was granted in 2021 for partial redevelopment of the site (rear part of yard) as an apartment block for 7 units (Planning ref. P21/V0140/FUL). The siting of this block, and the design, are largely unchanged from the approved permission. The permission has not been commenced and has since expired.”

“A further application was submitted in 2022 (Planning ref. P22/V1425/FUL) for the full redevelopment of the site, comprising an apartment block for 7 residential units, a 2.5 storey building facing the street formed of 5 units at first / second floor level, and 2 commercial units on the ground floor, as well as conversion and extension of the barn to form a further residential unit – 13 units in total.”

Officer report

What officers recommended

Officers recommended approval because the scheme would reuse vacant land, provide housing and businesses, and address flood, heritage, amenity, ecology and highway matters through conditions.

“The site-specific flood risk assessment demonstrates clearly that the proposed development, by virtue of the design and layout of the scheme, the sustainable surface water drainage scheme, flood resilient measures, a low hazard access route and an emergency evacuation procedure, layout, design, and mitigation measures, would ensure that occupiers and users would remain safe from current and future surface water flood risk for the lifetime of the development.”

“In conclusion, subject to the recommended conditions and completion of a S106 legal agreement, the proposal is considered to accord with the development plan and is recommended for approval.”

Officer report

Residents’ views

Eight objections cited overdevelopment, parking, traffic, flooding, drainage, security and sustainability, while two supporters welcomed community and economic benefits.

“Planning matter Comments Overdevelopment In favour of this site being redeveloped but the proposal represents overdevelopment. A smaller development would be more suitable. Traffic and parking Insufficient space for all residents, or staff at business premises, or customers to park within the site park / off the highway. Displacement of parking onto The Causeway and High Street, which are already congested.”

“There is no provision for visitors to park, nor for anyone with disabilities. Drainage and infrastructure Concern that wastewater will be directed into flood zone areas, as the system is already overloaded, resulting in more severe and frequent flooding. Crime prevention Reconfiguration of boundary treatment (through loss of building) risks a breach of security and privacy for neighbouring residents.”

Officer report

Who spoke

A parish council representative spoke, an agent spoke in support, and the ward councillor spoke.

The committee’s discussion

Members discussed access, flooding, cycle storage, waste collection, parking and overdevelopment, while recognising the sustainable location and changes since the appeal scheme.

“A member raised a concern in relation to the two-tier cycle racks proposed, citing difficulties using that style of rack and the lack of lighting in the barn. The member queried whether it would be possible to apply a condition that the cycle racks provided meet the OCC cycle parking standards, ie securing an alternative to 2-tier storage.”

“A member asked for more information on the waste collection and was informed that while private collection had been mentioned there was a condition proposed that requested details of the Waste Strategy and as such all options were still to be considered.”

Minutes

The decision

The committee approved the application and delegated permission, subject to conditions, a legal agreement and revised wording for the plans, barn lighting and cycle parking.

“Vale of White Horse District Council - Planning Committee Minutes - Wednesday, 21 January 2026 Revised wording for condition 10: Prior to the commencement of any works to the barn, a full schedule of works of repair and alteration, including all internal and external lighting, shall be submitted to and approved in writing by the Local Planning Authority.”

“Revised wording for condition 21: Notwithstanding the details on drawing numbers A02-110 Rev H and drawing number 22401 A-03- 202, prior to the commencement of development, details of secure and covered cycle parking, including the location, number of stands, type of stands and details of the cycle stores(s), shall be submitted to and approved in writing by the Local Planning Authority.”

Minutes