CONTENTS

INTRODUCTION

Aim 1: To safeguard the distinctive character of the Vale, and to conserve and enhance the natural, built and historic environment for future generations.

Aim 2: to promote high quality, sustainable development.

Aim 3: to reduce the need to travel and the harmful effects of traffic on people and the environment.

Aim 4: to maintain and improve the quality of life for all members of the community.

Aim 5: to encourage a strong and sustainable economy, which is beneficial to all who live in, work in, or visit the vale.

Aim 6: to ensure that the main settlements of Abingdon, Botley, Farringdon, Grove and Wantage are attractive places for living, working and pursuing leisure interests.

Aim 7: :to ensure that the countryside and villages of the Vale are prosperous and have a diverse economy.

2.20 There are significant changes taking place in the rural economy, particularly in agriculture where there are reducing numbers of people working in farming. To ensure that there are local employment opportunities within the rural areas, which maintain a high quality environment, the Council will seek to enable:

i) The appropriate diversification of the farming industry, particularly through the careful re-use of existing buildings;

ii) The diversification and regeneration of the rural economy, particularly within the villages of the Vale and the areas identified for employment development.

3.2 … locating most of the new development in the main settlements of Abingdon, Botley, Faringdon, Grove and Wantage and limiting it elsewhere is the most sustainable strategy.

There is then a discussion of the policy and a policy GS1 which includes a summary of the statement given in 8.56 below.

3.18 …In the five main settlements in the Vale recent experience shows that residential densities of 50-80 dwellings per hectare within and close to the town centres can be achieved depending on the nature and size of the site and the type of dwellings provided. In suburban locations within the main settlements densities of 40-70 dwellings per hectare may be acceptable. In the rural areas development densities are unlikely to be as high as in the main settlements because respect for village character will often rule this out and the mechanisms for achieving higher densities, such as reduced car parking standards, are unlikely to be appropriate. Policy GS6 below seeks to promote the re-use of previously developed and unused land and buildings in the Vale’s towns and villages.

1) PROMOTING THE EFFECTIVE RE-USE OF PREVIOUSLY DEVELOPED AND UNUSED LAND AND BUILDINGS;

2) ENABLING THE CHANGE OF USE OF EXISTING BUILDINGS TO OTHER USES PROVIDED THE BUILDING IS NOT HARMFUL TO THE CHARACTER AND APPEARANCE OF THE AREA AND THE CHANGE DOES NOT RESULT IN THE LOSS OF AN IMPORTANT LOCAL FACILITY; AND

3) MAXIMISING DENSITIES, TAKING ACCOUNT OF THE CHARACTER AND LOCATION OF THE SITE ASND ANY BUILDINGS TO BE RETAINED, AND THE NEED TO PROVIDE HIGH QUALITY LIVING ENVIRONMENTS AND AVOID HARM TO THE CHARACTER OR AMENITIED OF THE SURROUNDING AREA.

OUTSIDE THE BUILT UP AREA OF SETTLEMENTS, THE CONSTRUCTION OF NEW BUILDINGS WILL ONLY BE ALLOWED ON PREVIOUSLY DEVELOPED SITES WHERE THERE IS A BUILDING OF PERMANENT OR SUBSTANTIAL CONSTRUCTION.

THE COUNCIL WILL SEEK TO REDUCE THE IMPACT OF MOTOR TRAFFIC IN THE VALE SO AS TO IMPROVE SAFETY AND THE CHARACTER AND AMENITIES OF THE DISTRICT. NEW DEVELOPMENT WILL BE GUIDED TO LOCATIONS WHERE THE NEED TO TRAVEL, PARTICULARLY BY CAR, CAN BE MINIMISED. PROPOSALS WHICH WOULD GENERATE SIGNIFICANT LEVELS OF TRAFFIC WILL NOT BE PERMITTED WHERE TRAVEL BY MODES OTHER THAN BY THE PRIVATE CAR CANNOT BE PROVIDED.

5.58 A pilot scheme in the areas of the Vale around Uffington is being developed…

5.60 Home Zones are residential streets designed so that vehicular speeds and car access is limited and the roadspace is shared between cars, bicycles and pedestrians….

5.61 …The County Council … has secured £400,000 for a scheme in Saxton Road Abingdon….

Chapter 6 covers the Historic Environment.

6.5 … Traditional materials are expensive and owners of older buildings are turning increasingly to unsympathetic modern materials to repair and extend their properties. This emphasises the need for a strong policy framework which will help to manage change and safeguard the local heritage for the future. …

I) THE SITING, MASS, SCALE AND APPEARANCE OF THE PROPOSED DEVELOPMENT;

II) THE EXTERNAL MATERIALS THAT ARE TO BE USED;

III) ANY PROPOSALS FOR EXTERNAL LIGHTING; AND

IV) THE NATURE AND EXTENT OF ANY ASSOCIATED LANDSCAPING PROPOALS.

MAJOR INDUSTRIAL OR COMMERCIAL DEVELOPMENT WILL NOT BE PERMITTED IN THE AONB UNLESS IT IS PROVEN TO BE IN THE NATIONAL INTEREST AND NO ALTERNATIVE SITE CAN BE FOUND. WHERE SUCH DEVELOPMENT IS PERMITTED THE COUNCIL WILL EXPECT THE HIGHEST STANDARDS OF LANDSCAPING AND IMPACT MITIGATION AND WILL SEEK TO SECURE THESE THROUGH THE USE OF PLANNING CONDITIONS OR AGREEMENTS.

7.60 The Countryside and Rights of Way Act 2000 places a statutory requirement on local authorities to produce management plans to look at positive ways of enhancing the beauty of the Areas of Outstanding Natural Beauty. In the North Wessex Downs a Council of Partners has been established which brings together local authorities, relevant organisations, interest and community groups. Under its guidance work has started on the production of a management plan for the North Wessex Downs. The District Council supports the production of the management plan and will assist with its implementation to secure a sound future for the AONB.

8.56 During the plan period many applications will be made to build a single or small group of houses in the villages listed (22 including Blewbury). The size and physical character of these villages and the range of services they possess (generally a shop, post office, community facilities, a primary school and access to reasonable public transport service and local employment opportunities) suggest they may be capable of accepting some small scale development, provided the sites are chosen with care and the housing is designed and laid out with due regard to the character of the village concerned. Many of the villages have conservation areas where the relationship between buildings, open spaces and features such as walls, trees and hedgerows is fundamental to the character of the area, and this will limit opportunities for even small scale development. Some villages have absorbed significant amounts of development and are now reaching their capacity. The council will carefully consider the impact of new proposals on the character of the village concerned. The policies of the chapters containing the general policies for controlling development and the historic environment will be particularly important in this respect. Carefully designed proposals can have significant benefits where they result in the removal of an unneighbourly use or an unsightly building.

8.57 Housing in the villages listed in H10 below (including Blewbury) will be limited to sites within their built-up areas which can be developed in a way which safeguards their character. Applications will not be permitted outside the built up area of the villages. Development will be limited to not more than nine dwellings. This is necessary to ensure that the character of the villages is not harmed by large-scale proposals and that significant amounts of development are not located in settlements where people are dependent on the private car when travelling to job opportunities and a wider range of services and facilities. It is also consistent with the Structure Plan policies to restrain the overall level of development in the country.

WITHIN THE BUILT-UP AREAS OF THE VILLAGES LISTED BELOW (including Blewbury), NEW HOUSING DEVELOPMENT WILL BE LIMITED TO INFILLING AND MINOR DEVELOPMENT AND REDEVELOPMENT OF UP TO NINE DWELLINGS PROVIDED:

1 IT IS NOT ON A SITE WHICH CONTRIBUTES POSITIVELY TO THE FORM, STRUCTURE AND CHARACTER OF THE SETTLEMENT, A PARTICULAR PART OF IT OR ITS RURAL SETTING. THIS INCLUDES THE GARDENS OF PROPERTIES STANDING IN LARGE GROUNDS;

2. IT WOULD NOT RESULT IN THE LOSS OF FACICILITED IMPORTANT TO THE LOCAL COMMUNITY, INCLUDING AREAS OF INFORMAL OPEN SPACE; AND

3 THE LAYOUT MASS AND DESIGN OF THE NEW HOUSES WOULD NOT HARM THE CHARACTER OF THE AREA.

THE COUNCIL WILL GENERALLY REQUIRE NET RESIDENTIAL DENSITIES OF 30 OR MORE DWELLINGS PER HECTARE… DEVELOPMENTS THAT DO NOT MAKE EFFICIENT USE OF LAND WILL NOT BE PERMITTED.

8.65 The Council’s Housing Needs Survey shows that there will be a shortage of one and two bedroomed dwellings in all tenure groups in the coming years. …

8.66 In order to create inclusive communities the Council will seek a proportion of housing that is suitable for people with impaired mobility ….

i) IN SETTLEMENTS OF MORE THAN 3,000 PEOPLE, ON ALL SITES WHICH ARE CAPABLE OF ACCOMMODATING 10 OR MORE DWELLINGS OR WHICH ARE 0.3 HECTARES OR MORE;

ii) IN SETTLEMENTS OF 3,000 PEOPLE OR LESS, ON ALL SITES WHICH ARE CAPABLE OF ACCOMMODATING FOUR OR MORE DWELLINGS.

THE AFFORDABLE HOUSING PROVIDED

a) WILL BE OF A SIZE AND TYPE TO MEET LOCAL HOUSING NEEDS;

b) WILL HAVE ARRANGEMENTS PUT IN PLACE TO ENSURE THE HOUSING REMAINS AFFORDABLE FOR LOCAL PEOPLE IN THE LONG TERM; AND

c) WILL BE DISTRIBUTED EVENLY ACROSS THE SITE AND WILL BE INDISTINGUISHABLE IN APPEARANCE FROM THE MARKET HOUSING.

i) IT WOULD MEET A CLEARLY ESTABLISHED LOCAL NEED WHICH CANNOT BE MET BY DEVELOPMENT IN ACCORDANCE WITH OTHER POLICIES IN THIS PLAN;

ii) THE SCHEME IS WITHIN OR ADJACENT TO THE EXISTING BUILT-UP AREA OF THE VILLAGE AND WOULD NOT HARM ITS CHARACTER OR SETTING AND WOULD NOT UNDERMINE THE FUNCTIONS OR VISUAL AMENITIES OF THE GREEN BELT;

iii) THE SCHEME IS DESIGNED TO MEET THE ESTABLISHED NEED IN TERMS OF DWELLING NUMBERS, TYPES, SIZES AND AFFORDABILITY;

iv) THE PARISH COUNCIL OR PARISH MEETING DOES NOT OPPOSE THE PRINCIPLE OF AFFORDABLE HOUSING ON THE SITE; AND

v SECURE ARRANGEMENTS WILL BE MADE TO ENSURE THAT ALL THE HOUSES WILL BE OCCUPIED BY LOCAL PEOPLE IN NEED OF AFFORDABLE HOUSING AND THAT THE BENEFITS OF THE LOW COST PROVISION WILL REMAIN AVAILABLE TO LOCAL PEOPLE IN THE LONG TERM.

"The policy does not preclude the small-scale development of dwellings suitable for appropriate special needs groups in the larger villages."

i) THE PROPOSAL IS TO PROVIDE ACCOMMODATION FOR AN AGED OR INFIRM OR DEPENDENT RELATIVE, AND WILL NOT BE USED SEPARATELY FROM THE MAIN RESIDENCE;

ii) THE PROPOSAL WILL NOT AMOUNT TO INAPPROPRIATE DEVELOPMENT IN THE GREEN BELT;

iii) THE SIZE OF ANY PROPOSED EXTENSION WILL BE SUBORDINATE TO THE EXISTING DWELLING;

iv) WHERE POSSIBLE THE PROPOSED ACCOMMODATION WILL BE SERVED BY A SHARED DOOR AND/OR ENTRANCE HALL AND IS CAPABLE OF BEING INCORPORATED INTO THE MAIN HOUSE WHEN CIRCUMSTANCES CHANGE;

AND

v) THE PROPOSAL WILL NOT GIVE RISE TO ACCESS PROBLEMS AND IS ACCEPTABLE IN TERMS OF ITS APPEARANCE.

"The term gypsies refers to people of a nomadic habit of life, whatever their race or origin, who travel for the purpose of seeking their livelihood."

i) THERE IS AN ESTABLISHED NEED THAT CANNOT BE MET IN ANY OTHER WAY;

ii) THE SITE WILL BE PROVIDED WITH ELECTRICITY, DRINKING WATER, SEWAGE AND WASTE DISPOSAL FACILITIES;

iii) THE SITE IS WITHIN A REASONABLE DISTANCE OF A PRIMARY SCHOOL, SHOPS AND OTHER SERVICES;

iv) THE DEVELOPMENT WILL BE WELL SCREENED AND WILL NOT HARM THE LANDSCAPE, ESPECIALLY IN AREAS OF OUTSTANDING NATURAL BEAUTY AND AREAS OF HIGH LANDSCAPE VALUE;

v) THE DEVELOPMENT WILL NOT HARM SITES OF NATURE CONSERVATION, HISTORIC OR ARCHAEOLOGICAL IMPORTANCE INCLUDING CONSERVATION AREAS AND LISTED BUILDINGS AND THEIR SETTING;

vi) THE SITE IS NOT IN THE GREEN BELT; AND

vii) IT WILL NOT HAVE A DETRIMENTAL EFFECT ON THE CHARACTER OF THE AREA OR THE AMENITIES OF PEOPLE IN NEIGHBOURING PROPERTIES.

i) AT LEAST 15% OF THE RESIDENTIAL AREA IS LAID OUT AS PUBLIC OPEN SPACE; AND

ii) THAT SUITABLE ARRANGEMENTS ARE IN PLACE FOR ITS FUTURE MANAGEMENT AND MAINTENANCE. ON SITES OF LESS THAN 15 DWELLINGS, OR LESS THAN 0.5 OF A HECTARE, OR WHERE ON-SITE PROVISION IS NOT APPROPRIATE, FINANCIAL CONTRIBUTIONS TOWARDS PROVIDING OR IMPROVING OFF-SITE PROVISION MAY BE SOUGHT.

i) WHERE THE DWELLING HAS ONE OR TWO BEDROOMS, AND HAS HAD ITS PERMITTED DEVELOPMENT RIGHTS WITHDRAWN IN ACCORDANCE WITH POLICY H15 ABOVE, THE EXTENSION OR ERECTION OF AN ANCILLARY BUILDING WOULD NOT RESULT IN THE CREATION OF AN ADDITIONAL HABITABLE ROOM OR ROOMS;

ii) IN THE GREEN BELT THE TOTAL VOLUME OF EXTENSIONS ACCORDS WITH THE LIMIT SET OUT IN POLICY GS3;

iii) THE SCALE, MASSING AND POSITIONING OF THE PROPOSAL WOULD NOT RESULT IN A DWELLING OF DESIGN AND APPEARANCE THAT WOULD CAUSE DEMONSTRABLE HARM TO THE CHARACTER AND APPEARANCE OF ITS SURROUNDINGS;

iv) THE PROPOSAL WOULD NOT HARM THE AMENITIES OF NEIGHBOURING PROPERTIES, PARTICULARLY IN TERMS OF PRIVACY, OVERLOOKING AND OVERSHADOWING;

v) ADEQUATE OFF-STREET PARKING, TURNING SPACE AND GARDEN SPACE REMAIN;

vi) IN THE CASE OF GARAGES AND CAR PORTS, A SAFE ACCESS CAN BE PROVIDED TO THE PUBLIC HIGHWAY;

i) THE LANDSCAPE OR SETTING OF THE SETTLEMENT, OR THE CHARACTER OF THE AREA;

ii) THE OPENNESS AND VISUAL AMENITIES OF THE GREEN BELT;

iii) IMPORTANT OPEN AREAS WITHIN A SETTLEMENT;

iv) THE SETTING OF A LISTED BUILDING;

v) THE CHARACTER OF A CONSERVATION AREA; OR

vi) THE AMENITY OF THE ADJOINING RESIDENTS AND USERS OF PUBLIC RIGHTS OF WAY.

The paper discusses a possible new reservoir "north of the London–Bristol railway between the villages of East Hanney, Steventon, Drayton and Marcham."

DEVELOPMENT PROPOSALS FOR THE PRODUCTION OF RENEWABLE ENERGY ON A COMMERCIAL BASIS WILL BE WELCOMED PROVIDED THE PROPOSALS, INCLUDING ANY TRANSMISSION LINES THEY REQUIRE:

i) WILL NOT ADVERSELY AFFECT THE OPEN AND RURAL CHARACTER OF THE COUNTRYSIDE. IN THE NORTH WESSEX DOWNS AREA OF OUTSTANDING NATURAL BEAUTY AND THE NORTH VALE AREA OF HIGH LANDSCAPE VALUE, THE COUNCIL WILL SEEK TO ENSURE THAT THE NATURAL BEAUTY OF THE LANDSCAPE IS CONSERVED;

ii) WILL NOT ADVERSELY AFFECT THE LIVING CONDITIONS OF LOCAL RESIDENTS, OR THE ENJOYMENT OF THE COUNTRYSIDE BY VISITORS, IN TERMS OF NOISE, VISUAL IMPACT, ODOUR, SMOKE, FUMES, ASH, DUST, GRIT, VIBRATION, ELECTRO-MAGNETIC INTERFERENCE OR TRAFFIC GENERATION;

iii) DO NOT AFFECT ADVERSELY AREAS AND FEATURES OF ARCHAEOLOGICAL, HISTORIC, ARCHITECTURAL OR NATURE CONSERVATION IMPORTANCE (INCLUDING LISTED BUILDINGS, CONSERVATION AREAS, SCHEDULED MONUMENTS AND HISTORIC PARKS AND GARDENS), NATURE RESERVES, SITES OF SPECIAL SCIENTIFIC INTEREST OR ANCIENT WOODLANDS.

10.1 This section of the Local Plan is concerned with the use and release of land and buildings for leisure and with the control of recreational development in the interests of the community and the wider environment. …

10.37 … Within the Area of Outstanding Natural Beauty and Area of High Landscape Value, maintenance of the quality of the landscape will be a primary consideration and this may take precedence over the proposed provision of a new facility.

10.38 Compared with other counties Oxfordshire is relatively poorly endowed with extensive countryside offering general open access to the public. Access rights over the Vale's network of public rights of way are therefore all the more valued in maintaining accessibility to the countryside. The Council will require new developments, for example housing or employment, to be linked into the existing rights of way network. …

THE REMOTE AND TRANQUIL QUALITY OF THE RIDGEWAY WILL BE SAFEGUARDED AND EXISTING TREES AND HEDGEROWS ALONG ITS ROUTE WILL BE PROTECTED. DEVELOPMENT WHICH WOULD CAUSE DAMAGE TO THE PATH OR DIMINISH THE ENJOYMENT EXPERIENCED BY ITS USERS THROUGH INCREASED EROSION, NOISE, DISTURBANCE OR VISUAL INTRUSION WILL NOT BE PERMITTED. THIS INCLUDES THE ERECTION OF INTRUSIVE NEW AGRICULTURAL BUILDINGS.

11.10 The general strategy of the Oxfordshire Structure Plan in its policy G1 includes restraining the overall level of development in the county to protect its environment, character and resources. Structure Plan policy E3 states that outside the main towns of Banbury, Bicester, Didcot and Witney, the provision of land for employment-generating development will be restrained and limited to activities which do not give rise to excessive or inappropriate traffic.

11.12 In respect of rural areas the Structure Plan states that proposals for small-scale employment-generating development which support the diversification of the rural economy will normally be permitted in appropriate locations, taking particular account of the general need to reduce the need to travel by car. The conversion of existing rural buildings for employment-generating use will normally be permitted subject to criteria.

There are also a large number of sites for business use away from the towns in the more rural parts of the Vale. These occur both within villages and on land outside villages; for example many sites have been developed from former airfields or farm complexes. In such locations the Council is concerned to strike the right balance between encouraging the diversification of the local economy and the need to protect the character of the countryside and ensure that development is sustainable in travel terms. Within the rural areas there is already capacity for new business premises to be provided on some of the business parks and industrial estates and new or expanding rural businesses can also use existing commercial premises in the villages and countryside as they become available. Nevertheless, the importance of small businesses to the local economy is vital and, in this respect, the Council will look favourably on proposals for appropriate small new premises (for firms generally requiring no more than 500 square metres in area) where they are on sites within the built-up area of a village listed in policy H5.

i) IS ON A SITE WITHIN THE DEVELOPMENT BOUNDARIES OF THE FIVE MAIN SETTLEMENTS OF ABINGDON, BOTLEY, FARINGDON, GROVE AND WANTAGE; OR

ii) IS FOR SMALL FIRMS REQUIRING NO MORE THAN 500 SQUARE METRES GROSS FLOORSPACE ON A SITE WITHIN THE BUILT-UP AREA OF A VILLAGE LISTED UNDER POLICY H10 OF THE LOCAL PLAN; OR

iii) IN LOCATIONS OUTSIDE THE BUILT-UP AREAS OF THE FIVE MAIN SETTLEMENTS AND THE VILLAGES LISTED UNDER POLICY H10 (Including Blewbury) IS FOR THE EXPANSION, ON ITS EXISTING SITE, OF AN EXISTING INDUSTRIAL OR COMMERCIAL ENTERPRISE WHOSE SOURCES OF SUPPLY, COMMERCIAL LINKAGES, LABOUR SUPPLY AND MARKETS MAKE THE SPECIFIC LOCATION NECESSARY, UNLESS THE ENTERPRISE IS KNOWN TO BE UNNEIGHBOURLY OR BADLY SITED, IN WHICH CASE THE COUNCIL WILL RESIST THE PROPOSED EXPANSION AND BY GIVING ADVICE AND THROUGH NEGOTIATION, WILL SEEK RELOCATION OF THE BUSINESS TO A MORE APPROPRIATE LOCATION; AND

iv) DOES NOT GENERATE A DEMAND FOR HOUSING WHICH CANNOT BE MET BY EXISTING OR PLANNED HOUSING PROVISION.

THE COUNCIL WILL SEEK TO SAFEGUARD SMALL-SCALE COMMERCIAL PREMISES WITHIN SETTLEMENTS HAVING REGARD TO THE FOLLOWING FACTORS:

i) LOCAL EMPLOYMENT OPPORTUNITIES IN THE AREA;

ii) THE CHARACTER AND APPEARANCE OF THE AREA INCLUDING THE DIVERSITY OF USES AND LOCAL COMMUNITY NEEDS; AND

iii) TRAVEL PATTERNS INCLUDING THE OBJECTIVE OF MINIMISING THE NEED TO TRAVEL BY PRIVATE MOTOR VEHICLE.

PROPOSALS FOR NEW BUILDINGS AND DEVELOPMENT NECESSARY FOR THE OPERATION OF AGRICULTURE OR FORESTRY WILL BE PERMITTED PROVIDED THEY DO NOT CAUSE DEMONSTRABLE HARM TO:

i) THE VISUAL AMENITY OF THE LANDSCAPE; OR

ii) ARCHAEOLOGICAL SITES; OR

iii) LISTED BUILDINGS AND THEIR SETTING; OR

iv) SITES OF NATURE CONSERVATION VALUE.

NEW BUILDINGS SHOULD, WHEREVER POSSIBLE, BE LOCATED WITHIN OR ADJACENT TO AN EXISTING GROUP OF FARM OR FORESTRY BUILDINGS. WHERE THIS IS NOT POSSIBLE THEY SHOULD BE IN AN EXISTING WELL-SCREENED SETTING OR BE ACCOMPANIED BY LANDSCAPE PROPOSALS DESIGNED TO PROVIDE SUCH SCREENING. BUILDINGS SHOULD BE SITED SO AS TO MINIMISE THE RISK OF NUISANCE TO THE OCCUPIERS OF NEARBY RESIDENTIAL PROPERTIES.

PROPOSALS FOR FARM DIVERSIFICATION WHICH ARE SMALL-SCALE WILL BE PERMITTED PROVIDED THEY ARE ANCILLARY AND RELATED TO THE CONTINUED FARMING USE OF THE HOLDING. WHERE A NEW BUILDING IS PROPOSED TO ACCOMMODATE THE ACTIVITY, THE APPLICANT WILL BE EXPECTED TO DEMONSTRATE THAT IT IS NOT POSSIBLE OR APPROPRIATE TO USE AN EXISTING BUILDING ON THE FARM OR NEARBY. IN ADDITION PROPOSALS SHOULD COMPLY WITH POLICY E17 TO ENSURE THAT THEY DO NOT CAUSE DEMONSTRABLE HARM TO LANDSCAPE, COUNTRYSIDE OR CONSERVATION INTERESTS.

i) THE PROPOSED PREMISES WILL HAVE SAFE ACCESS FROM THE SITE TO PUBLIC BRIDLEWAYS, GALLOPS OR OTHER EXERCISE AREAS IN ORDER TO AVOID CONFLICT BETWEEN HORSES AND OTHER PUBLIC HIGHWAY USERS; AND

ii) THE PROPOSAL DOES NOT RESULT IN EROSION OF SOIL OR VEGETATION THROUGH OVERGRAZING OR OVERUSE; AND

iii) THE PROPOSAL DOES NOT HARM THE PHYSICAL CHARACTERISTICS OF THE SITE OR ITS LANDSCAPE SETTING.

ANY REQUIREMENT FOR BUILDINGS SHOULD BE MET THROUGH THE RE-USE OR REPLACEMENT OF EXISTING RURAL BUILDINGS OR THROUGH THE REDEVELOPMENT OF AN EXISTING DEVELOPED SITE. WHERE THIS IS NOT POSSIBLE OR APPROPRIATE, PROPOSALS REQUIRING THE CONSTRUCTION OF NEW BUILDINGS WILL ONLY BE PERMITTED IF, IN ADDITION TO (i), (ii) AND (iii), THE EXTENT AND SCALE OF BUILDINGS PROPOSED IS THE MINIMUM NECESSARY TO OPERATE THE USE.

PROPOSALS WHICH INCLUDE ADDITIONAL RESIDENTIAL ACCOMMODATION WILL NOT BE PERMITTED UNLESS THE APPLICANT DEMONSTRATES THAT THERE IS A PROVEN NEED FOR THE ACCOMMODATION WHICH CANNOT BE MET WITHIN A NEARBY SETTLEMENT OR THROUGH THE RE-USE OR ADAPTATION OF AN EXISTING RURAL BUILDING. IF THE COUNCIL IS SATISFIED THAT THERE IS A PROVEN NEED FOR THE ACCOMMODATION WHICH CANNOT BE MET OTHER THAN BY CONSTRUCTION OF A NEW BUILDING, THEN IT WILL SEEK TO RESTRICT THE AMOUNT AND TYPE OF ACCOMMODATION ON SITE TO THE MINIMUM JUSTIFIED BY THE EQUESTRIAN SCHEME CONCERNED.

PROPOSALS FOR THE CHANGE OF USE OR RE-DEVELOPMENT OF EXISTING AND SUITABLY LOCATED LARGE-SCALE ESTABLISHMENTS FOR THE KEEPING, TRAINING AND BREEDING OF HORSES WILL NOT BE PERMITTED.

WHERE PLANNING PERMISSION FOR WORKING AT HOME IS REQUIRED PERMISSION WILL BE GRANTED PROVIDED:

i) THERE IS NO DEMONSTRABLE HARM TO THE LOCAL ENVIRONMENT OR TO RESIDENTIAL AMENITY IN TERMS OF NOISE, DUST, SMELL, TRAFFIC, PARKING, LOSS OF PRIVACY OR CHANGES TO THE VISUAL APPEARANCE OF THE PROPERTY;

ii) THE SCALE AND TYPE OF BUSINESS WOULD RESPECT THE PREVAILING CHARACTERISTICS OF THE LOCALITY; AND

iii) THE BUSINESS USE DUE TO ITS PROPOSED LOCATION DOES NOT GENERATE A LEVEL OF TRAFFIC MOVEMENT BY PRIVATE CAR OR SERVICE VEHICLES WHICH WOULD OUTWEIGH THE BENEFITS OF WORKING FROM HOME, HAVING REGARD TO THE LIKELY NEED FOR ACCESS TO THE BUSINESS BY SUPPLIERS AND/OR CUSTOMERS.

12.27 Small-scale local shops within villages. It is not appropriate to identify specific shopping or commercial areas within villages since they tend not to have a definable concentration of such premises. The Council believes small-scale local shops should generally be permitted within villages to meet the local needs of the settlement, provided their provision can be accommodated without harming the amenity of nearby residents or causing highway safety problems.

12.71 The Council recognises the importance to local communities of small neighbourhood shops, particularly village shops. Government guidance in PPG6 acknowledges that village shops play a crucial role in maintaining villages as viable communities. PPG6 states that local planning authorities should adopt a positive approach to applications for conversion and extensions to shops, designed to improve viability. Their importance to the community should be taken into account when considering applications for changing existing shops into dwellings.

12.72 Village shops can help to minimise the need to travel by car and are invaluable to residents who may not have access to a car. They may also be significant as places of social contact and local employment. The Council therefore supports the retention of such facilities and will look favourably on proposals for new provision provided they do not give rise to planning or environmental problems. In locations where the provision of shops on a commercial basis has not been viable, the Council encourages local initiatives by the community to maintain a service. The Council has given encouragement and financial support to such community shops, for example at Appleton, Letcombe Bassett and the Hanneys, and grants may continue to be available to support local initiatives via the Oxfordshire Rural Community Council.

PROPOSALS INVOLVING THE LOSS OF VILLAGE AND OTHER LOCAL SHOPS TO OTHER USES WILL NOT BE PERMITTED UNLESS THE COUNCIL IS SATISFIED THAT THERE ARE OTHER SIMILAR FACILITIES OF EQUIVALENT COMMUNITY BENEFIT AVAILABLE IN THE AREA, AND:

i) THE BUILDING IS OR HAS BECOME UNSUITABLE FOR ITS EXISTING USE AND CANNOT REALISTICALLY BE ADAPTED TO ALLOW CONTINUATION OF THE USE;

iii) THE RELOCATION OF THE SHOP TO A CONVENIENT LOCATION TO SERVE THE NEEDS OF THE LOCAL COMMUNITY, INVOLVING THE RE-USE OF AN EXISTING BUILDING OR THE PROVISION OF NEW PREMISES, IS NOT ECONOMICALLY VIABLE.

IN DETERMINING PLANNING APPLICATIONS FOR SUCH CHANGES OF USE THE DISTRICT COUNCIL WILL TAKE ACCOUNT OF THE NEED TO ENSURE THAT EXISTING BUILDINGS WORTHY OF RETENTION DO NOT BECOME UNUSED IN THE LONG TERM AND THEREBY DECAY.

PROPOSALS FOR NEW SERVICE/PETROL FILLING STATIONS INCLUDING THOSE WITH ANCILLARY SHOPS WILL BE PERMITTED IN THE BUILT AREAS OF THE VALE’S MAIN SETTLEMENTS AND VILLAGES ONLY, PROVIDED CRITERIA (i) to (iii) BELOW ARE ALL MET. PROPOSALS FOR THE EXTENSION OF PETROL FILLING STATIONS OR GARAGE SHOPS OR THE REDEVELOPMENT OF EXISTING STATIONS WITHIN THE SAME USE WILL BE PERMITTED PROVIDED:

i) THE IMPACT OF ADVERTISING, LIGHTING AND CANOPIES WILL NOT CAUSE DEMONSTRABLE HARM TO THE CHARACTER OR THE QUALITY OF THE LOCAL ENVIRONMENT;

ii) NO DEMONSTRABLE HARM WILL BE CAUSED TO THE LIVING CONDITIONS OF LOCAL RESIDENTS IN TERMS OF VISUAL INTRUSION, NOISE, DISTURBANCE OR POLLUTION; AND

3. THE SCALE OF THE PROPOSAL IS IN KEEPING WITH ITS SURROUNDINGS.

i) WITHIN THE BUILT-UP AREAS OF ABINGDON, BOTLEY, FARINGDON, GROVE AND WANTAGE, LARGER SCALE TOURIST DEVELOPMENTS, MUSEUMS, HERITAGE CENTRES, HOTELS, GUEST HOUSES AND ASSOCIATED TOURIST FACILITIES;

ii) WITHIN THE BUILT-UP AREAS OF THE VILLAGES LISTED IN POLICIES H10 AND H11, SMALLER SCALE TOURIST DEVELOPMENTS, MUSEUMS, HERITAGE CENTRES, HOTELS, GUEST HOUSES, SELF-CATERING ACCOMMODATION AND ASSOCIATED TOURIST FACILITIES;

iii) OUTSIDE THE ABOVE LOCATIONS, WHERE THE PROPOSAL INVOLVES THE REUSE, CONVERSION OR ADAPTATION OF SUITABLE EXISTING BUILDINGS TO HOTEL, GUEST HOUSE OR YOUTH HOSTEL ACCOMMODATION, SELFCATERING ACCOMMODATION AND OUNTRYSIDE CRAFT CENTRES SUBJECT TO POLICIES GS3, GS8, GS9 AND GS10.

PROPOSALS FOR NEW ASSOCIATED TOURIST RELATED DEVELOPMENT WHICH SERVE THE NEEDS OF VISITORS TO EXISTING TOURIST SITES WILL BE PERMITTED WHERE THE FOLLOWING CRITERIA, IF RELEVANT, ARE MET:

i) IT COMPLIES WITH THE GENERAL POLICIES FOR DEVELOPMENT;

ii) THE RANGE, SCALE AND NATURE OF PROVISION IS LIMITED TO THAT COMMENSURATE WITH ESTABLISHED VISITOR NUMBERS TO THE TOURIST SITE CONCERNED.

EXTENSIONS TO EXISTING HOTELS, GUEST HOUSES OR TO PROVIDE OVERNIGHT VISITOR ACCOMMODATI0N AT PUBLIC HOUSES WILL BE PERMITTED PROVIDED:

i) THE PROPOSAL WOULD NOT HAVE A DETRIMENTAL EFFECT ON THE EXTERNAL APPEARANCE OF THE BUILDING IN TERMS OF SITING, SCALE, DESIGN, AND MATERIALS OR SPOIL THE VISUAL QUALITIES OF ITS SETTING; AND

ii) THE PROPOSAL WOULD NOT SO INTENSIFY BUSINESS ACTIVITY AT THE PREMISES AS TO CAUSE HARM TO THE QUALITY OF THE LOCAL ENVIRONMENT IN TERMS OF NOISE, DISTURBANCE, TRAFFIC GENERATION OR PARKING IN THE VICINITY.

Policy T4 allows for consideration of facilities for camping "LIMITED IN SCALE IN GENERAL NOT INVOLVING MORE THAN 10 CARAVANS OR CAMPING PITCHES".