Two commercial buildings at Storage Land Horseshoe Lane, Chadlington

What was proposed

The application proposed two commercial buildings for mixed business uses, with parking, cycle spaces, landscaping and a security entrance gate.

“Erection of 2 commercial buildings for mixed use classes B2/B8/E(g). Provision of car parking, cycle parking and landscaping. Erection of security entrance gate.”

Officer report

The site and its setting

The site lies south of Chadlington, is already used for HGV storage and parking, and is within the Cotswolds National Landscape.

“The site relates to a plot of land located to the south of the main village of Chadlington which is permitted for the storage and parking of HGV vehicles and has had a previous permission for the erection of a garage workshop to be used for the repair and servicing of commercial HGV trucks, and domestic cars and vans previously approved.”

“The site falls within the Cotswolds National Landscape (CNL), formerly known as the Cotswolds Area of Outstanding Natural Beauty (AONB).”

Officer report

Earlier permissions

Earlier permissions for a garage workshop and later changes were approved but lapsed, while officers considered them a precedent for commercial redevelopment.

“20/02104/FUL - Erection of a garage workshop (amended plans) - Approved…”

“Although the consents referenced above (20/02104/FUL and 21/03868/S73) were not implemented and have now lapsed, their approval nonetheless establishes a precedent for the acceptability of redevelopment on this site.”

Officer report

Why officers supported it

Officers considered the proposal policy-compliant, suitably designed and economically beneficial, with conditions addressing landscape, ecology, lighting, highways and contamination.

“The proposal has been designed to respond sensitively to its rural context, with building form, materials, and layout that reflect both traditional and contemporary agricultural styles. Subject to conditions, the scheme is not considered to result in significant harm to the character or scenic beauty of the Cotswolds National Landscape, nor to residential amenity or highway safety.”

“Having regard to all of the material considerations, including the representations received, the application is considered to be acceptable and compliant with Policies OS2, OS4, E1, E2, EH1, EH3, EH8 and T4 of the adopted West Oxfordshire Local Plan 2031, the West Oxfordshire Design Guide 2016, the National Design Guide, and the relevant provisions of the National Planning Policy Framework. Approval is therefore recommended, subject to the conditions set out.”

Officer report

What people said

Nine objections cited landscape, biodiversity, lighting, traffic, design, noise and uncertain local benefits, while ten supporters welcomed employment, site improvement and rural business growth.

“Impact on the Cotswolds AONB and landscape character: Many objectors highlight the site's location within the Area of Outstanding Natural Beauty and outside the village boundary. Comments describe the proposal as "creating an industrial landscape as the welcome to the village" and "visible from key viewpoints," with concerns that it would "erode the village edge" and "set a precedent for further development in open countryside." • Ecological harm and biodiversity loss:…”

“Support for local employment and business growth: Many comments emphasise the need for more small business units in the area, with one stating "we struggle to find suitable premises for our business" and another noting that the development "will bring new opportunities to anyone looking to start a small business." Several respondents see the proposal as a way to "support the rural economy" and "provide much needed local job opportunities." • Positive precedent from similar…”

Officer report

Who spoke

A local resident and a parish councillor spoke against the proposal, while the agent spoke in support.

Members’ discussion

Members discussed lighting, rooflights, wildlife and badger set protection, previous site works, bird boxes, solar panels and operating times.

“The Chair then invited the Sub-Committee to discuss the application, which raised the following points:”

“Members asked for clarification on the use of lighting on the site and position of rooflights. The Planner confirmed the skylights faced the road. • The protection of the badger sets and the work done on the site before the application had been approved. The Principal Planner confirmed that the damage to badger sets was dealt with by separate legislation and the approval of the application would include conditions to protect wildlife.”

Minutes

The vote

The proposal to approve the application in line with the officers’ recommendations was supported unanimously.

“Councillor Geoff Saul proposed that the Sub-Committee approve the application in line with the officers’ recommendations. This was seconded by Councillor David Jackson and put to the vote.”

“Voting Record – the vote for the proposal was unanimous.”

Minutes

The committee’s decision

The Sub-Committee resolved to approve the application in line with the officers’ recommendations.

“The Sub-Committee Resolved to: Approve the application in line with the officers’ recommendations.”

Minutes