Land East of Mallins Lane Longcot Oxfordshire SN7 7TE

1. 1.By reason of the flood risk associated with the site and use of the site as flood management for the village, the development would not meet the required sequential test. The proposed development would result put at risk future occupants, and likely risk displacement of water off-site, resulting in increased flood risk for adjacent sites and occupants. It has not been demonstrated in the form of a flood risk assessment that the development would be safe for its lifetime. It has not been demonstrated that a sustainable drainage scheme or suitable mitigation can be provided on site, and the risks associated with the site indicate this would not be achievable. The principle of development in this location is therefore contrary to Policy CP42 of the LPP1 and paragraphs 170, 173-175, 178, 181 and 182 of NPPF.
2. 2.The development, by reason of proximity of the proposed roadway, service trenching and drainage routes to protected trees, would result in harm to established and protected RPAs and trees, pressure for removal and the eventual loss of these trees. Given the constraints of the site the roadway, service trenching and drainage routes cannot be relocated elsewhere in the P25/V2310/PIP site, and no other access is available. The associated harm cannot be addressed through the submission of additional information or mitigation. The principle of development conflicts with the 2012 TPO Regulations, BS:5837 (2012), guidance relating to trees within the NPPF, Policies CP37 and CP44 of the LPP1 and the Council's Joint Design Guide 2022.
3. 3.The development fails to provide safe access into the site and egress onto the lane, by reason of the narrowness of the entrance and the poor visibility onto the lane and back into the site. The lack of visibility would result in harm to pedestrian and highway safety. Given the constraints of the site entrance, no improvements or mitigation can be carried out to overcome the identified risk. The principle of development conflicts with Policies CP33, CP35 and CP37 of the LPP1, Policy DP16 of the LPP2, The OCC Local Transport and Connectivity Plan and paragraphs 115 and 135 of the National Planning Policy.
4. 4.The intensification of use of the site, for residential purposes associated with four households, would significantly increase the number of traffic movements onto Mallins Lane. The lane, which is single track, unlit, without passing points and has no safe refuge for pedestrians off the road, is used as a main 'on foot' route into the village - by pedestrians, cyclists and young families. The increased vehicular movements from four households would put increase the conflict between pedestrians and vehicles using the track, and put at risk pedestrian safety. No improvements or mitigation can be carried out to the lane to overcome the identified risk, by reason of the narrowness of the lane and without impacting the rural character. The principle of development conflicts with Policies CP33, CP35 and CP37 of the LPP1, The OCC Local Transport and Connectivity Plan and paragraphs 115 and 135 of the National Planning Policy.
5. 5.Insufficient information has been provided to determine the specific nature or significance of the potential buried archaeological remains associated with the Medieval settlement of Longcot. Without an archaeological field investigation, and within the context of likely archaeological remains, as informed by the Lidar survey, the principle of the development conflicts with Para. 207 of the NPPF and Policy 39 of the LPP2.

From the council's decision notice.

Postcode

SN7 7TE

Application type

Other (Permission in princ.)

Scale / size

Medium

Date validated

3 November 2025

Consultation expiry

28 November 2025

Consultation start

7 November 2025

Consultation end

28 November 2025

Target decision date

9 February 2026

Statutory period

98 days

Appeal status

No appeal lodged.

Documents

7