Developer’s plans for 16 homes in field ‘not convincing’

PLANS to build 16 homes between Henley and Shiplake have been recommended for refusal.

The Westbourne Group wants to build a mix of detached, semi-detached and terraced houses to the rear of Pennyhill in Shiplake, six of which would be affordable.

There would be six three-bed, four two-bed, two one-bed and four-four-bed houses and social and first homes available.

The applicant said the plans constituted infill development as they are surrounded by “committed built form”. In a design and access statement prepared by Arktec Limited, it said the homes have been designed to blend in with surrounding properties, ensuring comparable eaves and ridge heights.

Six of the homes would be designated for affordable housing, including two “social rented”, two “first home” and two “affordable rented”.

To the north of the site is Thames Farm, which sits on top of an aquifer and is unstable and vulnerable to sinkholes.

Henley Town Council’s planning committee raised concerns about the applicant’s understanding of the geotechnical and hydrological make-up of the underlying ground.

Councillor Michelle Thomas criticised the applicant for providing “no convincing plan” to address concerns about the aquifer.

She said: “The drainage and ecology officers at South Oxfordshire District Council have asked the same questions and the developer has come back with absolutely nothing as far as I can tell.

“When this happened before, where the old Wyevale site was, they tested four holes in their ground. This developer has done nothing. Until I see something more convincing from them, we definitely have to play it safe and say no.”

Councillor Stefan Gawrysiak agreed with Cllr Thomas. He said: “This is a large development of 16 dwellings so, therefore, this site should have come into the neighbourhood plan first to be fully audited and fully looked at. The fact that it hasn’t should be grounds for absolute refusal.”

Councillor Ian Reissmann said: “I looked at the newly added drainage report and I searched for an aquifer in there and got no hits.

“I think that summarises the point [Cllr Thomas] made and the other consultees have made which is that the proper protection of the aquifer has not been demonstrated by this plan and it should therefore not be approved.

“I would not want to see it approved with a condition on the drainage as well. The district council need to be firm about making sure that when applications are made in this area, that the drainage situation is made clear in advance because if the aquifer is not safeguarded the how can an application be approved?” Harpsden and Shiplake parish councils also objected to the plan.

Shiplake Parish Council said: “There is insufficient understanding of the ground conditions from a hydrological and geotechnical perspective.

“The dissolution features present at [the neighbouring] Thames Farm may extend into this location too. It is unclear therefore what grounds works may be necessary and how these might impact the aquifer at this site.

“The site is not part of the neighbourhood plan site designations and is considered open countryside, and not part of the settlement area and therefore this site is wholly unsuitable for a development of this scale and size.

“Shiplake Parish Council is also concerned that there is no safe sustainable pedestrian access to the amenities and facilities in Lower Shiplake.” Banba Dawson, of Woodlands Road, Harpsden, raised concerns about wildlife depletion and an increase in light pollution.

In a written objection, she said: “If the development at Pennyhill goes ahead, the precedent will make it difficult to stop the adjacent Thames Farm proposed development proceeding.”

A decision was expected by South Oxfordshire District Council this week.