Seven homes at 44 Black Bourton Road, Carterton

What was proposed

The application proposed demolishing existing workshops and building seven dwellings with associated ancillary development.

“Application Details: Redevelopment of site, including demolition of existing workshops and erection of seven dwellings and associated ancillary development…”

Officer report

The site

The site contained hardstanding and dilapidated buildings, with an HMO outside the application boundary and homes to the north, south and east.

“This application seeks consent for the redevelopment of the site, including demolition of existing workshops and erection of seven dwellings and associated ancillary development at 44 Black Bourton Road, Carterton. Ashfield Road lies to the north of the application site and Milestone Road is to the south.”

“To the front of the site (but outside the current application boundary) is an existing detached two- storey building which operates as a HMO. To the north, south and east are residential dwellings.”

Officer report

Planning history

The site had a long planning history involving builders’ yards, vehicle repairs, workshops, offices, flats and other commercial uses.

“The site is registered as contaminated land. The site has a long planning history. Relevant planning history is as follows:”

“W77/0875 - Use of land as builders yard (retrospective application). Approved. • W80/1485- Change of use from builders' yard and offices to car repairs, tyre and exhaust fitting, accessories shop and residential. Approved. 20th January 1981 • W84/0974 - Use of land and buildings as contractors depot. Approved. 3rd October 1984 • W92/0050 - Change of use to park and maintain three coaches (retrospective). Approved. 19th February 1992.”

Officer report

Consultation and comments

The parish council supported the proposal, highways and drainage raised no objections subject to conditions, and environmental officers sought contamination safeguards.

“Oxfordshire County Council, as the Local Highways Authority, hereby notify the District Planning Authority that they do not object to the granting of planning permission, subject to the following conditions:”

“Env Health Contamination I acknowledge that the application has been submitted with the following report: 'Phase 1 site investigation, 44 Black Bourton Road, Carterton, April 2025, Project No. 001CGTRP1 prepared by Wesson Environmental. The report outlines a Desk Study, including a site walkover, of the site '44 Black Bourton Road' which has a former/current use as an automotive garage and workshop.”

Officer report

Residents’ views

Objectors raised concerns about heritage, overcrowding, neighbour impacts, contamination, design, parking, security and ecology, while supporters cited homes, site improvements and employment unviability.

“- Loss of heritage - Infilling of an already overcrowded community - Neighbourliness - Contamination - Landscaping and boundary treatment - Design and layout - Impact on the amenity of residents along Ashfield Road, potential overshadowing/loss of light and outlook/privacy concerns - Proposed location of bin and bike store - Adequacy of consultation exercise - Impact on security of neighbouring properties - Lack of parking - Impact on local ecology…”

“- Improvements to amenity and character and appearance of the area - Provide needed homes including 1 bedroom properties - The site is unviable for employment use - Good public engagement - The pre-application advice has been followed - Good design and layout with a good mix of houses - Clearly supports the NPPF”

Officer report

Why refusal was advised

Officers found harmful overbearing effects, overshadowing and inadequate external amenity space, with these harms outweighing the housing and other benefits.

“A dwelling is permitted at 48, Black Bourton Road adjacent to the entrance to the site. This has a height of 8.5m and the proposed flats are located circa 4m from the rear boundary of the property with a height of 9.76m. Due to the height of the proposed flats and proximity to this property, Officers consider that the proposal would likely have a harmful effect on the amenity of future occupants by way of overbearing and overshadowing.”

“Other benefits claimed for include the regeneration of an unsightly workshop building and resulting improvements to the visual amenity and appearance of the area, and improvements to amenity from the removal of a non-conformist commercial use in a residential area.”

Officer report

What the agent said

The agent said the town council and public supported the scheme, consultees had no objections, and the report overstated harm while understating benefits.

Members’ discussion

After considering the arguments and visiting the site, members agreed with the officer recommendation.

“In giving deep consideration to the arguments presented on both sides and having conducted a site visit, Members agreed with the officer`s recommendation and therefore…”

Minutes

The decision

The application was refused.

“RESOLVED: That the application be refused. 93”

Minutes