Self-build replacement dwelling at Gateways, Harcourt Hill, Oxford

What was proposed

The application proposed demolishing the existing house and building one self-build replacement dwelling with six bedrooms, including two in the roof.

“PROPOSAL 2.1 The applicant seeks full permission for the demolition of the existing house and erection of single self-build replacement dwelling. The replacement dwelling is shown to have 6 bedrooms in total, located across the first-floor, 2 bedrooms located in the roof (second floor). Permission was granted for a replacement dwelling in 2019, prior to the adoption of the Neighbourhood Plan.”

“During the course of the application revised plans were submitted, setting down the roof section closest to neighbouring property Southfield, and removing openings on this part of the roof.”

Officer report

The site and its setting

Gateways is a corner property in a low-density, leafy residential area opposite Harcourt Hill Campus, with neighbouring properties, mature trees and a public right of way.

“Gateways is a detached property located on a corner plot in the residential area of Harcourt Hill, Botley. The application site is located directly opposite Harcourt Hill Campus – Oxford Brookes University. Neighbouring properties share boundaries to the NE and SE and a narrow, private road runs along the south-western edge of the site, Stanton Road.”

“Area designations and site constraints: • Harcourt Hill is inset from the Oxford Green Belt, but land directly opposite and encircling this group of dwellings is washed over by Green Belt. • A public right of way runs along the front boundary of the site • There are several mature trees on site, and hedging along the boundary.”

Officer report

What officers recommended

Officers recommended approval, finding the proposal acceptable in character, height, scale, residential amenity, highways, trees, drainage and biodiversity terms subject to conditions.

“In conclusion the 2 ½ - 3-storey elevation falls within the parameters of Policy HS2 of the Neighbourhood Plan, and the height, which is well below the 12m set out in policy HS2, is not contrary to the established character of the area. In summary the height and scale of the dwelling are not harmful in character terms, and the design complies with Policy CP37 of the LPP1 and policies HS1 or HS2 of the Neighbourhood Plan.”

“Vale of White Horse District Council – Planning Committee - 23 July 2025 9.0 PLANNING BALANCE AND CONCLUSION 9.1 The principle of residential development in this location conforms to the spatial strategy. By virtue of the design, space incorporated around and to the front of the dwelling, and trees and landscape retained as part of the development, the development responds appropriately to the established character of the local residential area.”

Officer report

What consultees and residents said

The parish council, a councillor and 11 representations raised concerns about bulk, height, character, privacy, biodiversity and the effect on neighbouring homes, while technical consultees raised no objections subject to conditions.

“Representation Comments Botley and North Hinksey Parish Council Objection While the amended plans go some way to reduce the bulk, it does not fully overcome the following issues: The dwelling would continue to be significantly higher than Six Elms, and the relationship between bedrooms 5 and 6 (at 3-storey height) would adversely affect the amenity of occupants at Six Elm, which is a chalet-style bungalow.”

“Representation Comments Design and character The principle of one large single family dwelling is acceptable but the proposed design is contrary to character policy. Even though a small part of the ridge line has now been dropped the majority of the proposal is still substantially higher (3m including the difference in ground level) than the adjacent house (Southfield).”

Officer report

Who spoke

A speaker objected, the agent spoke in support, and ward member [name withheld] spoke on the application.

Members’ discussion

Members debated the dwelling’s scale, relationship with neighbouring bungalows, privacy, trees, varied local character and conditions restricting future alterations.

“Members queried the scale of the proposed dwelling, noting its size relative to neighbouring properties, particularly the adjacent bungalows. Officers explained that the design had been assessed in the context of surrounding properties along Harcourt Hill and Stanton Road, where similarly large dwellings exist. The proposal remained below the 12-metre height limit permitted in the neighbourhood plan and was considered to be in keeping with the varied character of the area.”

“Members sought clarification on the proposed planning conditions. Officers confirmed that conditions would remove permitted development rights, restrict new openings in the roof space, and prevent conversion of the roof to living accommodation without further consent. Any future alterations would therefore require a new planning application.”

Minutes

The vote

A motion to approve the application was moved, seconded and carried on being put to the vote.

“A motion, moved and seconded, to approve the application was carried on being put to the vote.”

Minutes

The decision

The committee approved the application subject to conditions covering construction, drainage, parking, trees, landscaping, biodiversity, cycle and waste storage, and future extensions or roof changes.

“RESOLVED: to approve planning application P25/V0539/FUL subject to the following conditions:”

“Work to commence within 3 years 2. In accordance with plans Prior to commencement 3. Finished slab, floor and ridge levels 4. Drainage Details (Surface Water) 5. Provision of car parking 6. Arboricultural Method Statement and Tree Protection Plan 7. Schedule of Materials 8. Replacement planting and landscaping scheme 9. Biodiversity Enhancements Prior to occupation 10. Provision of cycle parking 11. Provision of waste / recycling storage 12.”

Minutes