Land Adjacent To 71 Wear Road Bicester OX26 2FF

1. 1.By virtue of its scale, siting and design the proposed development would result in over- development of the site that would appear incongruous and out of character with existing surrounding properties and the wider street scene. It would fail to reflect or reinforce the existing pattern of development within the immediate area and would adversely affect the character and appearance of the area by developing a pocket of open green space that contributes positively to the character of the area. The proposal is therefore contrary to Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policies C28 and C30 of the Cherwell Local Plan 1996 and government guidance contained within the National Planning Policy Framework.
2. 2.The hornbeam, which is the subject of a tree preservation order, has amenity value as it makes a positive contribution to the character of the area. No supporting evidence has been made available to indicate that the tree is in an unsafe condition or poses an unacceptable risk of complete or partial failure. There are therefore no compelling grounds presented for its removal (approved plan 25-BW-2 A). The proposal is therefore contrary to Policy ESD10 of the Cherwell Local Plan 2011- 2031 Part 1 and government guidance contained within the National Planning Policy Framework.
3. 3.The proposed development would result in unacceptable detrimental impacts on highway safety due to the limitation of the proposed parking area and nature of the access arrangement. The proposed development is therefore contrary to Policy ESD15 of the Cherwell Local Plan 2011- 2031 Part 1 and Government guidance contained within the National Planning Policy Framework.
4. 4.In the absence of a satisfactory unilateral undertaking or any other form of Section 106 legal agreement the local planning authority is not satisfied that the proposed development provides for appropriate mitigation required as a result of the development and necessary to meet the requirements of Biodiversity Net Gain. In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) and paragraph 39 of the National Planning Policy Framework, Cherwell Council has given consideration to whether amendments or additional information would overcome its concerns with the application, but unfortunately it has concluded that it would not be possible to resolve those concerns within the scope and timescales of this application. Cherwell Council has resolved that the application proposals do not amount to sustainable development and consent must accordingly be refused. The case officer’s report and recommendation in respect of this application provides a detailed assessment of the merits of the application when considered against current planning policy and guidance, including consideration of the issues raised by the comments received from consultees and members of the public.

From the council's decision notice.

Postcode

OX26 2FF

Application type

Full Development

Scale / size

Small

Parish

Bicester

Date validated

12 January 2026

Last date for comments

11 February 2026

Target decision date

9 March 2026

Agent address

Kamala House North Lane Weston-on-the-Green Bicester OX25 3RG

Statutory period

56 days

Documents

47