NOTICE OF DECISION	
	TOWN AND COUNTRY PLANNING ACT 1990 
(AS AMENDED) AND PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990

	
Name and Address of Agent/Applicant :

Mr Justin Grainger
c/o Mclaren Excell
Mr Ed Osborn
The Plaza 
Unit 3.07
535 Kings Road
London
SW10 0SZ

	

	
Date Registered : 22nd September 2014

Proposal :	Internal alterations, external alterations (including insertion of six rooflights), demolition of attached outbuildings and erection of single storey extension

	
Location :	Chancel Cottage Fir Lane Steeple Aston Bicester OX25 4SF 
	
Parish(es) :	 Steeple Aston		 	

REFUSAL OF LISTED BUILDING CONSENT

The Cherwell District Council, as Local Planning Authority, hereby REFUSES to grant listed building consent for the works described in the above-mentioned application, the accompanying plans and drawings and any clarifying or amending information. THE REASONS FOR REFUSAL ARE SET OUT IN THE ATTACHED SCHEDULE. 	

Cherwell District Council
Bodicote House
Bodicote
Banbury
Oxon
OX15 4AA	Cherwell District Council	

Certified a true copy
Head of Public Protection & Development Management	

Date of Decision : 11th May 2015	Head of Public Protection &
Development Management	
REASONS FOR REFUSAL	

 1	The proposed development, by virtue of its scale, form, massing and materials, and the insertion of six rooflights in the existing building, and the insertion of an internal doorway opening at first floor level, would result in 'substantial' harm to the character, setting and significance of the Grade II listed Chancel Cottage, and 'less than substantial' harm to the character and appearance of the Steeple Aston Conservation Area and and the character, setting and significance of the Grade II* listed St Peter's Church.  The proposal would therefore fail to accord with Policies C28 and C30 of the Cherwell Local Plan, Policy ESD16 of the Submission Cherwell Local Plan, and paragraphs 14, 17, 132 and 134 of the National Planning Policy Framework, and it is considered that this identified harm significantly and demonstrably outweighs the proposal's benefits.

STATEMENT OF ENGAGEMENT

In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 and paragraphs 186 and 187 of the National Planning Policy Framework (March 2012), this decision has been taken by the Council having worked with the applicant/agent in a positive and proactive way as set out in the application report.  The issues that have arisen during the consideration of the application have been discussed at length with the applicant, and amendments sought.  Although revised plans have been received, these have not satisfactorily addressed the concerns raised in this report, and the applicant has latterly requested determination of the application.  The Local Planning Authority has looked for solutions, and it is considered that the duty to be positive and proactive has been discharged, in accordance with the Framework's objectives.

	NOTICE OF DECISION	
	TOWN AND COUNTRY PLANNING ACT 1990
(AS AMENDED) AND PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990	

NOTES TO THE APPLICANT

REFUSAL OF LISTED BUILDING CONSENT OR CONSERVATION AREA CONSENT

The Local Planning Authority has refused consent for the reasons set out in the schedule forming part of this notice of refusal.  A further explanation of the reasons for the decision can be found in the planning officer’s report, which can be viewed in Public Access via the council’s web site.

If you wish to examine any of the development plans which set out the Local Planning Authority's policies and proposals for the development and use of land in its area, these are available for inspection on our website, or at the District Council offices, Bodicote House, Bodicote, during normal office hours.

APPEALS TO THE SECRETARY OF STATE

If you are aggrieved by the decision of the Local Planning Authority to refuse consent for the proposed works you can appeal to the First Secretary of State in accordance with Sections 20 and 21 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

If you wish to appeal then you must do so within six months of the date of this notice.  Forms can be obtained from the Planning Inspectorate, Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN. Tel 0303 444 5000.

The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal.

PURCHASE NOTICES

If listed building consent or conservation area consent is refused, whether by the Local Planning Authority or by the First Secretary of State and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by the carrying out of any works which have been or would be permitted, he/she may serve on the District Council a purchase notice requiring the Council to purchase his/her interest in the land in accordance with the provisions of Section 32 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

COMPENSATION

In certain circumstances compensation may be claimed from the Local Planning Authority if permission is refused by the Secretary of State on appeal or on reference of the application to him.
These circumstances are set out in the Section 27 of the Planning (Listed Buildings and Conservation Areas)  Act 1990.