A proposal for a retirement complex in Benson, which faced strong opposition from the local council, has been rejected by a planning inspector.
The development of 40 properties for residents aged 55 and above on rural land in Benson, near Braze Lane beside The Orchard, was submitted by Beechcroft Developments Ltd in October 2024.
South Oxfordshire District Council turned down the application last September, prompting the developer to challenge the ruling with the planning inspectorate.
An oral hearing took place in February, and in his ruling issued on March 23, the planning inspector rejected the housebuilder’s challenge.
This marks the third occasion Beechcroft has challenged decisions regarding new residences at this particular location, with each appeal being overturned by the inspectorate.
On this occasion, it was determined the proposal would fail because the accommodation was not designated for Benson, the development would breach the settlement’s green separation zone and would create visual harm to the rural surroundings, and would not provide residents with suitable connections to the village centre or public transport.
The inquiry was informed that although the district cannot show an adequate five-year housing supply and the requirement for older people’s accommodation is considerably more pressing, Benson had already committed to 831 dwellings in its Neighbourhood Plan, far exceeding the 440 stipulated for a large village.
The inspector commented that while these figures should not be seen as a limit on future development, they demonstrate the proactive involvement of local residents in the planning process.
Benson’s Neighbourhood Plan, which received approval in 2018, consented to additional housing beyond what was needed for the area on the understanding it would be restricted to the northern sector of the settlement and would not interfere with a visible green corridor separating the village from open land.
The retirement complex proposal ignored both of these stipulations, and the plan attracted almost 150 concerns from local residents during the consultation phase.
A representative for Benson Parish Council, which lodged objections during the appeal, stated the Planning Inspector concluded the development clashed with both the Benson Neighbourhood Plan and South Oxfordshire District Council’s Local Plan.
The inspector identified significant visual impact, intrusion into Benson’s carefully designed green separation zone, and the proposal’s inability to guarantee appropriate sustainable access for future inhabitants, including safe pedestrian and cycling paths, among the main issues.
The inspector’s ruling highlights the significance and effectiveness of Benson’s Neighbourhood Plan in protecting the character and environment of the village.
As the local planning framework develops, updating the plan will become necessary, and the parish council is seeking volunteers with planning, environmental, or technical knowledge who might wish to assist.
Benson Parish Council expresses its gratitude to everyone who supported the process, including volunteers, community representatives, and partner organisations whose dedication contributed to this successful result.