Three-bedroom dwelling at 46A Market Square, Witney

“The application seeks planning permission for the conversion of the existing office building to a dwelling with works to include erection of a two storey side extension with a single storey glazed link with associated amenity area and two car parking spaces at 46a Market Square, Witney.”

“The application site relates to an outbuilding known as Long Barn located to the rear, and within the curtilage of no.46 Market Square, Witney, a Grade II listed building (list entry 1213490). No. 46 was formerly known as Bull Inn and dates from early-mid C18 with C19 alterations. The Bull Inn stated to be brewery tap to Clinch and Co Brewery, the original owners and occupiers of what was the Wychwood Brewery.”

“21/03643/FUL- Demolition of existing outbuilding and rebuild to create a one and half storey three bedroom house with associated amenity area and two car parking spaces. (Amended)- Refused…”

“21/03644/LBC- Demolition of existing outbuilding and rebuild to create a one and half storey three bedroom house with associated amenity area and two car parking spaces. (Amended)- Refused…”

“No third party representations have been received.”

“In light of the less than substantial harm to the higher end of the scale, which has been found to the grade II curtilage listed Long Barn, the setting and appearance of the principal grade II listed building, neighbouring listed buildings and the setting of the Witney and Cogges Conservation Area.”

“Notwithstanding the listed status of Long Barn, your officers have concerns with the scale and design of the proposed alterations and extensions. Given the courtyard setting of Long Barn, which has other large buildings within very close proximity, the site is quite constrained it terms of size and its relationship with neighbouring buildings.”

“Members considered the application before them, asking a number of questions of clarification, following which they overwhelmingly agreed with the officer`s recommendation.”

“By reason of its scale, siting and design the proposed development will appear cramped and incongruous within this location and would result in a detrimental impact on the residential amenity and living conditions for future occupants. The proposal is therefore considered contrary to Policies OS2 and OS4 of the West Oxfordshire Local Plan 2031, the West Oxfordshire Design Guide, the National Design Guide and the relevant paragraphs of the NPPF.”

“Insufficient information has been provided in relation to ecology impact assessments, noise and nuisance assessments and the submission fails to demonstrate that the Long Barn is not capable of being used or redeveloped for employment uses and no substantial community benefits would be achieved by the proposed development, therefore it is contrary to Policy E1, EH3 and EH8 of the West Oxfordshire Local Plan 2031.”

“RESOLVED: That the application be refused, in line with the officer`s recommendation b)”