Appeal allowed on redevelopment of The Hub

The Hub Project Management Company have won their appeal against South Oxfordshire District Council’s refusal to the planning application to convert The Hub offices next to the station into 25 flats which includes construction of an associated roof extension at the third floor level and internal alterations.

SODC refused the application on loss of employment space, lack of affordable housing, large balconies overlooking Hewgate Court and Station Road homes, lack of amenity space, insufficient information about rain water drainage run-off, lack of site strategy for sustainable drainage systems and lack of 106 to secure infrastructure.

Henley Town Council recommended refusal stating, “There are strong concerns over the design of the proposal including the overall size and the potential overlooking on neighbouring properties especially from the proposed balconies and adverse impact on light.”

The appellant submitted amended plans to address the effects of the development on the living conditions of the occupiers of the neighbouring properties through the removal of the first and
second floor balconies to the rear elevation of the building.  They also submitted a report to the Inspectorate which showed that the property had been marketed for a broad range of uses including shops, restaurants, cafes, professional services, indoor sport, day centre or nursery uses.

The site has already been approved for the change of use of the building under permitted development rights for 18 flats plus an 7 flats on an extended third floor level.  The Inspectorate said in his report “There is nothing before me to suggest that the prior approvals would not be implemented if the appeal is dismissed.”

SODC did not raise an objection to the proposed development in relation to the effect on the character and appearance of the area despite with the Imperial Hotel, a Grade II listed building opposite the site. The Inspectorate said, “I am required to have special regard to the desirability of preserving the setting of the listed building. Given the scale and nature of the development and its position relative to these buildings, I am satisfied that the proposal would not give rise to harm to the setting and significance of the listed building. In light of the design and general scale and bulk of the development, when compared to the existing building, I have no reason to reach a different conclusion. Moreover, given the modest increase in overall volume and height of the building, there is no substantive evidence that the development would have a significant effect on the living conditions of the occupiers of the neighbouring residential properties through
loss of outlook or light.”

The Inspectorate put some conditions on the development which included retaining of car parking spaces, cycle parking facilities, sound insulation, a detailed surface drainage water scheme is submitted and risk assessment on contamination.