Agenda item

Demolition of open sided barn; conversion, alteration and change of use of existing buildings to Use Class C3 to provide 7 residential units and construction of 5 new residential units; hard and soft landscaping, attenuation pond, bin and cycle stores, car parking, infrastructure and associated works.

This application was the subject of a site visit.

Members noted the Update.

After a full debate Members voted in favour of the motion to refuse the application on the following grounds:

1.    The application site is located within the Metropolitan Green Belt wherein there is a general presumption against inappropriate development except in very special circumstances. The proposed development, by virtue of the increase in built form on the site, the increase in the number of buildings, and the bulk and massing of the new buildings, would cause substantial harm to the openness of the Green Belt spatially and visually, including when viewed from across the adjacent fields.  The proposed development therefore fails to meet any of the exceptions for development allowed in the Green Belt, and as such constitutes inappropriate development within the Green Belt, which by definition is harmful. Harm is therefore caused to the Green Belt by virtue of its inappropriateness, and substantial reduction in its openness.  The NPPF sets out that substantial weight should be given to any harm to the Green Belt.  No very special circumstances have been advanced that clearly outweigh the harm that would be caused to the Green Belt by reason of inappropriateness and a reduction in openness. As such the proposal is contrary to policy GB1 of the South Bucks District Local Plan (adopted March 1999) and section 13 (Protecting Green Belt Land) of the NPPF.

2.    The application site predominantly falls within the Boveney Conservation Area. The Boveney Conservation Area Document notes that Boveney has a tranquil rural character and seems to be almost untouched by the development that has spoilt similar settlements. Furthermore, it highlights that the hamlet has a rural, low density character which is worthy of preservation.  The size of the proposed development, including the number of dwellings and its overall density, would be out of character within the context of the rural, low density character of the existing hamlet and it would therefore fail to preserve or enhance the character and appearance of the Boveney Conservation Area.  The public benefits of the scheme do not outweigh the harm that would be caused to the conservation area.   As such, the proposal is contrary to policies EP3, and C1 of the South Bucks District Local Plan (adopted March 1999), CP8 of the South Bucks Core Strategy (adopted February 2011), and the provisions of the NPPF.

3.    The NPPF seeks the provision of affordable housing provision on residential development where 10 or more homes will be provided.  Core Policy 3 of the South Bucks District Core Strategy (2011) seeks to secure at least 40% of a development to be provided in the form of units of affordable accommodation, unless it is clearly demonstrated that this is not economically viable.   In the absence of a suitable legal agreement to secure an appropriate affordable housing contribution, the proposal would be contrary to the aims of the NPPF and Core Policy 3 of the South Bucks District Council Core Strategy (2011).

Speaking on behalf of Dorney Parish Council: Cllr J Dax

Speaking in objection: Mr W Dax

Speaking as the agent on behalf of the applicant: Ms E Andrews

It was proposed by Councillor G Sandy and seconded by Councillor S Chhokar.

            Resolved: that the application be refused on the grounds as laid out above.