202 Cowley Road Oxford OX4 1UE

10 December 2016

Conversion of existing dwellinghouse into 2 x 1-bed and 1 x 2-bed flats (Use Class C3). Erection of a single storey rear extension at ground floor, with formation of court yard at lower ground floor. Provision of private amenity space and bin and cycle store.

The private amenity space proposed for Flat A comprises only a rectangular space of 7 sqm area, set approximately 1m below ground level, adjacent to the access door to the flat, overlooked by the bathroom window, and with the metal access stairs to Flat C (on the first floor) rising over nearly 1/3 of the area, restricting headroom. This cannot be regarded as usable amenity space. There is storage space shown for 3 bins, but this is half the number required. The bins obstruct the passageway to the rear of the property, and to the bike storage, leaving a width of around 400mm over a length of passageway of about 4m (six bins), through which bikes would have to be pushed. This is not practicable. The bike parking is not detailed, but appears not to be covered, and is arranged such that even one bike would block the passageway. The cycle parking and bin storage arrangements are thus not in accordance with City Council policy, in addition to the inadequacy of the amenity space provision for Flat A. For these reasons this application should be refused.