DEVELOPMENT SITE CRITERIA

 A meeting for the whole parish was held on Monday 10th October at the Jubilee Hall.  Approximately 40 people attended to discuss and decide the criteria for the development sites for new houses in the Parish.

CRITERIA FOR DEVELOPMENT SITES

BECKLEY AND STOWOOD NEIGHBOURHOOD PLAN

 

Beckley and Stood Parish lies completely within the Oxford Green Belt.

Green Belt serves five purposes:

1. to check the unrestricted sprawl of large built-up areas;
2. to prevent neighbouring towns merging into one another;
3. to assist in safeguarding the countryside from   encroachment;
4. to preserve the setting and special character of historic towns; and
5. to assist in urban regeneration, by encouraging the recycling of derelict and other urban land. 

 

The Neighbourhood Plan must comply with

Ø  Comply with national policy and guidance (NPPF/NPPG National Planning Policy Framework and Planning Practice Guidance)

Ø   Help achieve sustainable development

Ø   Comply with local strategic policy (SODC Core Strategy, VWHDC List of strategic policies, Local Plan – Preferred Options 2032)

Ø   Be compatible with EU legislation (HRA Habitat Regulations Assessment, ECHR European Convention on Human Rights)

Ø   Town and Country Planning Act 1990 Schedule 4B Paragraph 8 (Localism Act 2011 Schedule 10)

In the Local Plan - Preferred Option 2032 Small villages increase in housing is 5%

The National Planning Practice Guidance States that -

A local planning authority should regard the construction of new buildings as inappropriate in Green Belt. Exceptions to this are:

•      buildings for agriculture and forestry;

•      provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it;

•      the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building;

•      the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;

•      limited infilling in villages, and limited affordable housing for local community needs under policies set out in the Local Plan; or

•      limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.

SODC Local Plan 2032

The Neighbourhood Plan must be compliant with this plan.  The only new development allowed in the Parish is infilling and must follow SODC’s definition of infilling –

“Infilling is defined as – “The filling of a small gap in an otherwise built up frontage or other site with settlements where the site is surrounded by buildings” [SODC Core Strategy]

Development on brown field sites, conversion of dilapidated agricultural building and redevelopment of existing building is allowed and to be encouraged.

A Parish meeting was held on 10th October to decide what other criteria should be included in choosing development sites.  After discussion and voting these were –

 

Local Development Site Objectives

  • Infilling is acceptable – “The filling of a small gap in an otherwise built up frontage or other site with settlements where the site is surrounded by buildings” [SODC Core Strategy]
  • Views from public places both to and from the village should be protected. New development that does not detract from the view of the skyline would be preferred. (Residents have no right of protection for views from their private property)
  • Developments should provide adequate parking spaces to meet residents’ needs, to ensure that as far as possible parking on the road is unnecessary.
  • A review of flood risk, including springs and water run-off is required for potential development sites.
  • Gardens are a very important feature in Beckley and provision of a garden in proportion to the house size is an important criterion to the character of the village – [Refer to Parish Character Assessment]
  • Generally, building with local materials including stone will be strongly preferred.  Building materials of brick, rendered blockwork, timber or tile cladding and natural stone with roofs covering of tiles or slate will be accepted.  uPVC and other synthetic cladding materials will be discouraged
  • Minimising paved and hard standing areas is strongly encouraged to minimise flooding and run off.
  • Building of smaller houses is encouraged to help to ensure that local people have the opportunity of affordable housing or to downsize and stay in the village and hence maintain the vibrancy and vitality of the village.

 

DESIGN CRITERIA FOR CONSULTATION - feedback  www.surveymonkey.co.uk/r/NP-DESIGN-FEEDBACK

The Neighbourhood Plan for the Parish of Beckley & Stowood seeks to build upon the existing Policies and Plans already in place for South Oxfordshire District Council.

 

It does not seek to contradict any of these but rather to augment them to reflect the Local conditions affecting the broader Village Community as a whole.

 

POLICY

 

Development

 

The whole of the Parish lies within the Oxford Green Belt and is consequently subject to the extensive national planning regulations.

 

There are certain instances where exceptions to this may be considered, namely:-

 

  1. Extensions to existing buildings (dwellings or other) up to an increase limited to [50%] of the original volume.
  2. Rebuilding of physically or functionally obsolete buildings up to a increase limited to [50%] of the original volume.
  3. Infilling of available space between existing buildings on the same frontage.  We live in a rural area where space around buildings is the main ingredient of rural environment.  Open spaces must be preserved especially if a new building is proposed and might obscure views out into the countryside and out of the village.
  4. Conversion of obsolete agricultural or industrial buildings into dwellings.  A high standard of design will be required for such proposals.
  5. Building of small sized dwellings in the gardens of existing dwellings.  Overlooking, noise and disturbance must be avoided.  The design and scale must not dominate adjoining buildings.

 

Development in any of the above instances will also be subject to compliance with the Beckley Design Guide. (see below)

Proposals within the Conservation Area will in addition be subject to the SODC provisions applying

 

 Environment   

 

The Village draws much of its physical character from its rural location and from its Green Belt designation.  This is of great value and should be strenuously preserved for the long term.  Items of special note and worthy of protection are:-

 

  1. The views from public places from the village and from all the approach roads northwards over Otmoor and adjacent farmland, towards Brill and towards Didcot
  2. The views into the village, particularly from the north, to the Church and conservation area.
  3. The openness of the farmland and the associated groups of trees and hedgerows and other small fields, paddocks and large rear gardens.
  4.  Front gardens must be preserved and should not be taken up for the parking of vehicles
  5. Power cables should be located underground, not overhead.
  6. Additional street lighting will be discouraged.

 

Traffic and Parking   

 

Developments which increase the quantity of traffic and car parking, particularly in the Village centre will not be encouraged.

 

Grass verges on the road frontage of dwellings are an important feature of the village and should be protected, preserved and encouraged as far as possible.

 

 

BECKLEY DESIGN GUIDE

 

In cases where an acceptable and reasonable case has been made for development the design of extensions and new buildings will be expected to comply with the following guidelines: -

 

  1. Views from public places both to and from the village should be protected. New development that does not detract from the view of the skyline would be preferred. (Views from
  2. Buildings should always be compatible with the size and character of their neighbours, and in the Conservation Area should generally be built of natural stone.
  3. Access should be provided between any part of a building and the boundary with its neighbours and space between houses should be maintained as it is an important aspect of the village
  4. Building heights should be restricted to be in keeping with surrounding houses.
  5. No building should be designed so that its height, massing and general scale is over dominant   or intrusive over its neighbours
  6. Buildings should seek to preserve the daylighting, amenity and privacy of neighbours. i.e. as far as possible not overshadowing, overbearing or overlooking
  7. Developments should provide adequate parking spaces to meet resident’s needs, to ensure that as far as possible parking on the road is unnecessary.
  8. Generally, building with local materials including stone will be strongly preferred.  Building materials of brick, rendered blockwork, timber or tile cladding and natural stone with roofs covering of tiles or slate will be accepted.  uPVC and other synthetic cladding materials will be discouraged
  9. Flat roofs are not regarded as being in character with the rural landscape and will generally be discouraged.
  10. Large box type dormer windows with flat roofs will generally be discouraged.
  11. While solar panels on roofs are encouraged theses should face the rear the property
  12.  Outside lighting on buildings should be fully shielded to direct light downwards to prevent light pollution