Site address:             Aristotle House, Aristotle Lane, Oxford, OX2 6TR

Proposal:                 Demolition of Aristotle House. Erection of four storey building to provide office space (Use Class B1) at basement, ground and first floor levels and formation of 2 x 2-bed flats (Use Class C3) above. Erection of 4 x 4-bed terraced dwellings (Use Class C3). Formation of access from Kingston Road. Provision of car parking and bin/cycle storage.

Officer recommendation:             To grant planning permission subject to the conditions as set out in the officer report to West Area Planning Committee (Appendix 1):

1.            Development begun within time limit      

2.            Develop in accordance with approved plans    

3.            Material samples

4.            Design - no additions to dwelling            

5.            Screening - terrace serving flat    

6.            Accessible homes  

7.            Boundary treatments          

8.            Parking permits       

9.            Construction Travel Plan  

10.         Visibility splays        

11.         Cycle storage           

12.         Bin storage   

13.         Tree Protection Plan

14.         Landscape Plan Details    

15.         Landscape Management Plan     

16.         Arboricultural Method Statement

17.         Biodiversity enhancement measures     

18.         Ecology enhancement measures - planting      

19.         Lighting plan - bats

20.         Archaeology            

21.         Drainage infrastructure     

22.         Drainage details      

23.         SuDs maintenance plan   

24.         Renewable or low carbon details            

25.         Risk assessment - land quality    

26.         Validation report - land quality     

27.         Ecological management plan – canal protection

Legal Agreements:

S106 to secure affordable housing contribution

Community Infrastructure Levy (CIL):

The development is liable for CIL.

The Committee considered an application for the demolition of Aristotle House and the erection of a four storey building to provide office space and 4 x 4-bed terraced dwellings with the formation of access from Kingston Road.

The application was approved by the West Area Planning Committee on 13 December 2016.  The application was subsequently called-in to the Planning Review Committee on the grounds that the decision did not take adequate account of the road safety aspects of the proposal.

The Planning Officer presented the report and made the following points:

• Paragraph 35, Appendix 1 referred to additional vehicular access on Hayfield Road, whereas in fact this would be from Kingston Road
• There was an error in paragraph 2, on page 9 of the original committee papers which stated that the West Area Planning Committee had refused the application, whereas in fact they had approved the application.  The original reports had been withdrawn and corrected copies of the agenda had been circulated
• The highway safety concerns raised by the call in and by the St Margaret’s Area Society in their traffic survey (as circulated to the Committee) were fully addressed in the officer report (paragraphs 7, 8 and 9)
• The Highways Authority had confirmed their view that the application is likely to result in a reduction in the overall motor vehicle trips to the site as a whole; the safety issues raised were pre-existing and there were no underlying road safety issues at the junction of Kingston Road, Hayfield Road and Aristotle Lane. Representatives from the Highways Authority were present at the meeting to answer questions

·         An additional response in support of the application had been received from the Hayfield Road Residents Association and this had been circulated to the Committee.

·         The new development would provide much needed family homes and modern employment space

Louise Upton (Oxford City Councillor), Irene Conway (Headmistress, St Philip & St James), Rev'd Canon Andrew Bunch (Vicar of St Giles' and St Margaret's) and Tim King (St Margaret’s Area Society spoke against the application.

Lois Partridge (Agent), Peter Alsop (Applicant) and Jean Bradlow (Hayfield Road Residents Association) spoke in favour of the application.

In discussion the Committee concentrated on the concerns raised by the public speakers about the traffic and road safety issues.

In response to questions from the Committee the Oxford City Council Officers and Highways Authority representatives made the following points:

·         The application did not present a material change to the pre-existing traffic/road safety issues.

·         The imposition of a condition which placed time constraints on the vehicular access to the office site would not be reasonable in planning terms

·         The imposition of a condition which placed time constraints on the deliveries by third parties to the residential units or to the office site would not be reasonable in planning terms. However, the applicant indicated that they would be willing to produce an “awareness plan” for the residents/employers and the Committee agreed to include this as an informative

·         Vehicular access to the office site would  ...  view the full minutes text for item 17

Site address:           Aristotle House Aristotle Lane

Proposal:                  Demolition of Aristotle House. Erection of four storey building to provide office space (Use Class B1) at basement, ground and first floor levels and formation of 2 x 2-bed flats (Use Class C3) above. Erection of 4 x 4-bed terraced dwellings (Use Class C3). Formation of access from Kingston Road. Provision of car parking and bin/cycle storage.

Officer recommendation: The West Area Planning Committee is recommended to approve the application for the reasons below and subject to and including conditions and the satisfactory completion of a Section 106 agreement to secure a contribution to affordable housing and to delegate authority to the Head of Planning and Regulatory Services to issue the permission.

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Material samples

4          Design - no additions to dwelling            

5          Screening - terrace serving flat    

6          Accessible homes  

7          Boundary treatments          

8          Parking permits       

9          Construction Travel Plan  

10        Visibility splays        

11        Cycle storage           

12        Bin storage   

13        Tree Protection Plan

14        Landscape Plan Details    

15        Landscape Management Plan     

16        Arboricultural Method Statement

17        Biodiversity enhancement measures     

18        Ecology enhancement measures - planting      

19        Lighting plan - bats

20        Archaeology            

21        Drainage infrastructure     

22        Drainage details      

23        SuDs maintenance plan   

24        Renewable or low carbon details            

25        Risk assessment - land quality    

26        Validation report - land quality     

27        Ecological management plan – canal protection

Legal Agreements:

S106 to secure affordable housing contribution

Community Infrastructure Levy (CIL):

The development is liable for CIL.

Councillor Hollingsworth left the meeting for this item.

The Committee considered a report detailing a planning application for the demolition of Aristotle House; erection of four storey building to provide office space (Use Class B1) at basement, ground and first floor levels and formation of 2 x 2-bed flats (Use Class C3) above; erection of 4 x 4-bed terraced dwellings (Use Class C3); formation of access from Kingston Road; provision of car parking and bin/cycle storage at Aristotle House, Aristotle Lane, Oxford, OX2 6TR.

The Planning Officer presented the report and made the following points:

·         Paragraph 35 referred to Hayfield Road, whereas in fact the new access would be from Kingston Road

·         The safety concerns raised by the St Margaret’s Area Society in their traffic survey (as circulated to the Committee) were fully addressed in the officer report

·         The Highways Authority had advised that there would only be a marginal increase in traffic and there were no underlying road safety issues at the junction of Kingston Road, Hayfield Road and Aristotle Lane

·         This was an existing employment site with extensive car parking provision

·         The new development would reduce vehicle movements

Tim King (St Margaret’s Area Society) and Irene Conway (Headmistress, St Philip & St James) spoke against the application.

Peter Alsop (applicant), Lois Partridge (agent) and Guy Williams (Hayfield’s Residents Association) spoke in support of the application.

In discussion the Committee explored the following issues:

·         The existing pavement was very narrow and it would be extended (onto the applicant’s land) to provide a wider path suitable for pedestrians and cyclists

·         Concerns relating to construction traffic would be addressed by the construction travel plan.  In response to a suggestion from the Committee the applicant undertook to explore the possibility of using the canal for construction deliveries.  The Committee agreed to include this as an informative to the application.

·         The landscape management plan would address the Committee’s concerns about the removal of some trees and the possible loss of light to the properties

The Committee noted that the ward member and some residents wished to introduce a “shared space” arrangement to address the perceived safety implications of the road layouts and traffic flows, especially at peak school hours.

In response to these concerns the Planning Officer reported that he had consulted with the Highways Authority on this specific point of a “shared space”.  The Highways Authority had re-iterated their view that the current scheme was acceptable and that a “shared space” was not necessary as it would not lead to any road safety benefit.  The Development Management Services Manager and Legal Adviser confirmed that there were no grounds on which to either condition or refuse the application.

The Committee observed that the towpath was in serious need of resurfacing and felt that it would be a good use of Neighbourhood CIL funds.  On advice from officers they noted that this was a matter that would need to be progressed outside the planning committee.  The Committee agreed that individual members should pursue the matter  ...  view the full minutes text for item 78