Benson plans for retirement ‘village’ dismissed at appeal

The scheme for 40 new homes for people aged over 55 in the countryside in Benson, off Braze Lane adjacent to The Orchard, was put forward by Beechcroft Developments Ltd in October 2024.

It was refused by South Oxfordshire District Council last September, but the developer appealed the decision to the planning inspectorate.

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A public inquiry was held in February and in his decision, published on March 23, the planning inspector dismissed the housebuilder’s appeal.

It is the third time Beechcroft has appealed plans for new homes on the same site, each of them quashed by the inspectorate.

This time, it was concluded that the scheme would fail because the housing was not allocated to Benson, the scheme would interrupt the village’s green buffer and would cause ‘visual harm’ to the countryside setting, and wouldn’t offer residents acceptable access to the village centre or to public transport.

View of the appeal site from Braze Lane/The Sands (Image: Google)

The inquiry heard that although the district cannot demonstrate a sufficient five-year housing supply – and the need for elderly people’s housing is significantly more acute – Benson has already taken on 831 homes in its Neighbourhood Plan, significantly more than the 440 required for the large village.

The inspector said: “Whilst these figures are not to be regarded as a ‘cap’ on future supply, they reflect the positive engagement of the local community through the planning process.”

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Benson’s Neighbourhood Plan, which was approved in 2018, accepted more housing development than was required for the area on the condition that it would be confined to the northern arch of the town, and not interrupt a visible green ‘buffer’ between the village and the countryside.

The retirement village proposed disregards both of those policies, and the plan received nearly 150 objections from villagers during the consultation period.

A spokesperson for Benson Parish Council, which submitted objections at the appeal, said: “The Planning Inspector found that the development conflicted with both the Benson Neighbourhood Plan and South Oxfordshire District Council’s Local Plan.

“Key concerns identified in the decision included the significant visual impact of the scheme, the encroachment into Benson’s carefully planned green buffer, and the development’s failure to provide adequate sustainable access for future residents, such as safe walking and cycling routes.

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“The Inspector’s decision reinforces the strength and importance of Benson’s Neighbourhood Plan in safeguarding the character and setting of the village.

“As the local planning landscape continues to evolve, work to update the plan will soon be necessary, and the parish council welcomes volunteers with planning, environmental, or technical expertise who may wish to contribute.

“Benson Parish Council extends its sincere thanks to all those who supported the process, including volunteers, community representatives, and partner organisations whose commitment helped achieve this successful outcome.”