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GNP3 is a greenfield site of approximately 2.4ha, which is located at the southern edge of Goring between the railway line and the river Thames. It is bordered by Manor Road to the west, Elmcroft to the east, Little Croft Road to the north and open countryside to the south. It comprises a flat pasture, enclosed by lines of mature trees and hedges. The entire site is within the Chilterns AONB.
The site is not readily distinguished from the surrounding housing and land in wider views, including views from the higher ground in the Chilterns and North Wessex Downs AONBs, mainly because of the lines of trees in field boundaries and surrounding gardens.
The area is characterised to the north and west by large, old properties and to the east by more modern properties. GNP3 is 0.7km from the centre of the village and 0.5km from the railway station.
The aerial plan opposite outlines the full site area. To the north and east the edge of the field is defined by back garden boundaries (a) (b) (c) (d). To the west, Manor Road (f), which is an attractive rural lane lined with an avenue of mature trees on both sides, runs along the boundary. This is the most distinctive landscape feature of the site. The southern boundary of the field (e) is post-and-wire fence, with occasional trees, that affords open views to the countryside beyond and views into the site from the south and the Thames Path.
The site is well enclosed by houses on Little Croft Road and Elmcroft. This restricts views into the site except for glimpses across gardens and between houses. There are views from a few private houses and gardens.
There are clear views into the site from Manor Road.
Manor Road leads to a well-used footpath network that connects to the towpath along the river, now part of the Thames Path National Trail. Indeed, Manor Road itself and the footpath (Point 3) leading south towards the railway line, are often used as an alternative Thames Path route.
Flood Risk
Flood Risk
- The developer has stated that a site layout is possible which delivers approximately 20 dwellings, is safe for its lifetime and does not increase flood risk elsewhere;
- A flood risk assessment of any proposed development will be required by national planning policy as part of a planning application.
- the developer should demonstrate that they have consulted with the relevant authorities, including but not limited to Thames Water, the Environment Agency, the SODC tree protection officer and OCC Highways.
Policy.07: Allocated Site GNP3: Site-specific requirements
Policy.07: Allocated Site GNP3: Site-specific requirements
The site between Manor Road and Elmcroft of approximately 2.4ha is allocated for approximately 20 new homes. A Masterplan (as part of the planning application) will be supported provided that the proposed development complies with the following site-specific requirements:
1. At least 13 of the new dwellings will have 2 or 3 bedrooms.
2. Road access must be onto Manor Road. The new entrance road must be designed to maintain the rural character of Manor Road.
3. A new pedestrian and cycle access must be provided connecting the site to Elmcroft.
4. A flood risk assessment must be produced to accompany any planning applications as may be required by national/local policy/regulations.
5. All dwellings must be built in Zone 1 levels and built to safe standards recommended by the Environment Agency and OCC to protect against long-term flood risk.
6. Site design and mitigation must satisfy the conditions for acceptability of the development set out in the Level 2 flood risk assessment in the Goring Neighbourhood Plan Strategic Flood Risk Assessment and Sequential Test, or as identified in any subsequent flood risk assessment as part of an approved planning application.
7. The road must be designed and constructed to avoid run-off onto Manor Road. Run-off must be attenuated to greenfield run-off rates through the implementation of SUDS (sustainable urban drainage system), including but not limited to: swales, infiltration trenches and soakaways, permeable paving and/or gravel surfacing.
8. A Grampian-style condition is imposed, stating that ‘Development will not commence until details are approved of how the developer will ensure the public water supply source is not detrimentally affected by the proposed development, both during and after its construction. Details of protection measures shall cover, as a minimum, the mitigation proposed to prevent contamination of the groundwater source due to ground disturbance, pesticide use and drainage system discharge (both surface water and foul water systems) and should be submitted to, and approved in writing by, the local planning authority in consultation with Thames Water.’
9. The developed site must include sufficient parking spaces for the occupants of the dwellings and their visitors so that there is no impact upon the surrounding residential streets, having regard to Local Authority adopted standards.
10. The design of new buildings should conform with the provisions of SODC's Design Guide and also the Chilterns Buildings Design Guide to ensure that dwellings will be sympathetically designed and fit in with the local area. Buildings should be no higher than 2 storeys, with rooms in the roof if appropriate.
11. There will be a net gain in biodiversity, by:
a. providing enhanced mature screening with new trees and hedges on the southern perimeter of the whole site to protect views from the Thames Path;
b. providing enhanced mature screening on the south-eastern edge to mitigate harm to the views from the houses in Elmcroft that will be facing directly into the site;
c. retaining the meadow area to the west of the site and the boundary tree screening along the western and southern boundaries of the site as private open space and entering into an appropriate Habitat Management scheme to provide a reliable process for the implementation and aftercare of these ecological features;
d. making provision for a landscape buffer of appropriate native hedgerow and lowland woodland-edge species, with medium to large size trees within the core of the site, which will also assist in reducing visual impacts;
e. There must be a legal agreement to ensure that residents of properties containing or neighbouring the screening are not able to remove, reduce or materially modify the screening.
12. The developer must undertake tree and ecological assessments as appropriate and must agree with the SODC tree protection officer a plan for the retention of all significant trees and habitats, the appropriate protection of the trees on the site, the location and paths of the access road to Manor Road and the pedestrian and cycle path to Elmcroft, and the safeguarding of mature trees and root systems during the construction phase.
13. The developer must consult with Thames Water concerning the scale of any proposed development.
14. The Oxfordshire Historic Environmental Records should be reviewed for any records of archaeological remains.
Developable area:
Developable area:
The developable area of GNP3 is constrained by the presence of Flood Zone 2 within the site,, see above and particularly requirements 5 and 6.
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