1.	Application Site and Locality 

1.1	The application site is beside Randolph Avenue in the east of Woodstock. This site marks a boundary between Cherwell District Council and West Oxfordshire. There is both a Public Bridleway and Public Footpath that run past the site. 
1.2	The application seeks retrospective planning permission for the erection of one non-illuminated sign advertising phase 2 of a Pye development that will lie within the land of West Oxfordshire. 
1.3	The sign is 1.5m x 3.05m, mounted onto 3.9m metal posts. The design depicts a selection of fonts and colours and two pictures of dwellings.
2.	Relevant Planning History

App Ref	Description	Status	
	
14/00049/SCOP	Scoping Opinion - erection of up to 1500 dwellings including affordable housing and a 150 unit care village with associated publicly accessible ancillary facilities; site for new primary school; up to 3000sqm of retail space including 2,325sqm supermarket; up to 7,500sqm of locally led employment (B1, B2, B8) space; site for a football associated step 5 football facility with publicly accessible ancillary facilities; public open space; provision of site for new park and ride facility; and associated infrastructure, engineering and ancillary works, with vehicular access provided from Upper Campsfield Road (A4095), Shipton Road and Oxford Road (A44)	SCOPIS	
	
14/02004/OUT	Outline planning application (all matters reserved except for means of access) for a mixed use development comprising: up to 1,200 dwellings, including affordable housing and up to 120 unit care village (C2) with associated publically accessible ancillary facilities; site for a new primary school; up to 930sqm of retail space; up to 13,800sqm of locally led employment (B1/B2/B8) including transport interchange; site for a Football Association step 5 football facility with publically accessible ancillary facilities; public open space; associated infrastructure, engineering and ancillary works.	REF	
	
3.	Publicity

The application was publicised by way of a notice displayed near to the site. The final date for comment was 11.04.16; three third party comments were received and summarised below. 
•	Unsightly for a historic town within the Green Belt
•	Excessive size
•	Out of keeping with the visual amenity and character of the local rural area
•	Distracting to drivers
•	Visually obtrusive to people using the public rights of way
•	The applicants have unlawfully placed signs in other areas of Woodstock – they have a cavalier approach towards planning
4.	Response to Consultation

Parish/ Town Council:
Shipton On Cherwell and Thrupp Parish Council – no comments received. 
Woodstock Town Council - Objects to this planning application on the grounds that,
(i)	This signage is contrary to all regulations and is distracting to drivers.
(ii)	There is no reason for this to be made an exception under present regulations.
(iii)	The Council does not want this to set a precedent.
(iv)	It is contrary to the character of the area.

Oxfordshire County Council:
Highways Authority – no objections. 
Rights of Way Officer – no comments received. 

5.	Relevant National and Local Planning Policy and Guidance

Development Plan Policies

The Cherwell Local Plan 2011-2031 - Part 1 was formally adopted by Cherwell District Council on 20th July 2015 and provides the strategic planning policy framework for the District to 2031.  The Local Plan 2011-2031 – Part 1 replaced a number of the ‘saved’ policies of the adopted Cherwell Local Plan 1996 though many of its policies are retained and remain part of the development plan. The relevant planning policies of Cherwell District’s statutory Development Plan are set out below:

Cherwell Local Plan 2011 - 2031 Part 1

ESD15 - The Character of the Built and Historic Environment

Cherwell Local Plan 1996 (Saved Policies)

C28 - Layout, design and external appearance of new development 
C30 - Design of new residential development

Other Material Planning Considerations

National Planning Policy Framework (The Framework) – especially paragraph 67
Planning Practice Guidance (NPPG)

6.	Appraisal

The key issues for consideration in this case are:
•	Visual amenity
•	Public Right of Way
•	Highway Safety

Impact on Public Rights of Way and Visual amenity
6.1	The sign is sited between a public footpath and bridleway. Given that there has been approval for a new housing development and track alongside these rights of way, it is considered that the sign would not exceed the visual harm to which the site has already been subject. Moreover, the sign would be visible to someone using the public rights of way from a few seconds, i.e. to an extent which is considered not to significantly harm their enjoyment. 
6.2	Although it is larger than a sign that would be permitted under deemed consent (cf. Town and Country Planning (Control of Advertisements) (England) Regulations 2007), it is not considered to be excessive, and the design reflects its functionality. It is recognised that it is visible from some views across the open countryside, yet it is viewed in the context of the first phase housing development and the temporary road to the new phase. 
6.3	It is therefore considered that the proposal complies with C28 of the Cherwell Local Plan 1996, Paragraph 67 of the National Planning Policy Framework and ESD15 of the Cherwell Local Plan 2011-2031.
Impact on Highway Safety
6.2	The Highways Authority considers that the sign would not have any adverse impact on the safety of the road users, due to its position set back from the highway. 
7.	Conclusion
7.1	The advertisement would not adversely affect local highway safety would not cause significant or demonstrable harm to the amenity and experience of the Public Rights of Way. Therefore the proposed development complies with Policy C28 of the Cherwell Local Plan 1996, Paragraph 67 of the National Planning Policy Framework and Policy ESD15 of the Cherwell Local Plan 2011-2031. 

8.	Recommendation - Application permitted, subject to the following conditions: 

1	At the end of a period of 20 months from the date of this decision, this consent for the display of advertisements will lapse. 
	
	Reason - By virtue of Regulation 14 (7) of the Town and Country Planning (Control of Advertisements) (England) Regulations 2007.

2	Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans: Application forms, Site Location Plan and drawing ‘Figure 3: Sign design’.
		
	Reason - For the avoidance of doubt, and to ensure that the development is carried out only as approved by the Local Planning Authority.

3 (a)	No advertisement shall be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant permission.

(b) 	No advertisement shall be sited or displayed so as to:-
(i) 	endanger persons using any highway, railway, waterway, dock, harbour or aerodrome (civil or military);
(ii) 	obscure, or hinder the ready interpretation of, any traffic sign, railway signal or aid to navigation by water or air; or
(iii) 	hinder the operation of any device used for the purpose of security or surveillance or for measuring the speed of any vehicle.

(c)  	Any advertisement displayed, and any site used for the display of advertisements, shall be maintained in a condition that does not impair the visual amenity of the site.

(d) 	Any structure or hoarding erected or used principally for the purpose of displaying advertisements shall be maintained in a condition that does not endanger the public.

(e)  	Where an advertisement is required under these Regulations to be removed, the site shall be left in a condition that does not endanger the public or impair visual amenity.

Reason - By virtue of Regulation 14 (1) (a) and Schedule 2, of the Town and Country Planning (Control of Advertisements) (England) Regulations 2007.

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

Case Officer: Victoria Barrett		DATED: 13 April 2016