Apologies for absence were received from Councillor Rundle (substitute Councillor Fooks) and Councillor Altaf-Khan (substitute Councillor Gotch).

28 Abberbury Road 13/01792/FUL

Councillor Paule declared she had visited the site and spoken to the applicant but was approaching the application with an open mind.

34 Mill Lane 13/01796/FUL

Councillors Clarkson and Hollick both declared they had been in contact with the applicant but were approaching the application with an open mind.

The Head of City Development has submitted a report which details a planning application to erect a two storey side and rear extension.  Creation of 2 bed dwelling house to the side (use class C3) with associated parking and self-contained garden. (Amended Plans)

Officer recommendation: That the Committee REFUSE planning permission for the following reasons:

 1         The proposed two-storey side extension would be  of a size, scale and design that would create an inappropriate visual relationship with the built form of the existing dwelling creating a discordant feature that would be not be successful in terms of providing a subservient extension to the main dwelling, nor in creating a terraced row across the three properties.  As such it would have a detrimental impact upon the character and appearance of the street scene and be detrimental to the visual amenities of the surrounding residential area.  This would be contrary to Policy CP1, CP6, CP8 and CP9 of the Oxford Local Plan 2001-2016 and Policy HP9 of the Sites and Housing Plan 2011-2026

 2         That by reason of its overall size, scale, and proximity to the common boundary with nos.2, 2a, 4, and 6 Wynbush Road, the proposed two-storey extension would create a sense of enclosure that would have an overbearing impact and loss of light to the rear gardens of these adjoining properties.  Furthermore the provision of a first floor bathroom window in the side elevation would create a loss of privacy within the rear gardens of these properties.  As a result, the proposed extension has not been designed in a manner that would safeguard the residential amenities of these adjoining properties which would be contrary to Policies CP10 of the Oxford Local Plan 2001-2016, and Policy HP14 of the Sites and Housing Plan 2011-2026.

 3         That the proposed development would fail to provide good quality living accommodation for a single family dwelling of this size given its internal floor area would fall below the minimum 75sqm threshold and therefore would not make adequate provision for the future occupants of this dwellinghouse.    As such the proposal would be contrary to Policies HP2 and HP12 of the Sites and Housing Plan which seek to ensure the provision of good quality housing which is accessible to all.

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to erect a two storey side and rear extension. Creation of 2 bed dwelling house to the side (use class C3) with associated parking and self-contained garden. (Amended Plans)

In accordance with the criteria for public speaking, the Committee noted that no one spoke against the application and Shamsia Hoque and Syed Hoque spoke in favour of it.

The Committee resolved to REFUSE planning permission for the following reasons:

1          The proposed two-storey side extension would be of a size, scale and design that would create an inappropriate visual relationship with the built form of the existing dwelling creating a discordant feature that would be not be successful in terms of providing a subservient extension to the main dwelling, nor in creating a terraced row across the three properties. As such it would have a detrimental impact upon the character and appearance of the street scene and be detrimental to the visual amenities of the surrounding residential area. This would be contrary to Policy CP1, CP6, CP8 and CP9 of the Oxford Local Plan 2001-2016 and Policy HP9 of the Sites and Housing Plan 2011-2026

2          That by reason of its overall size, scale, and proximity to the common boundary with nos.2, 2a, 4, and 6 Wynbush Road, the proposed two-storey extension would create a sense of enclosure that would have an overbearing impact and loss of light to the rear gardens and windows of these adjoining properties. Furthermore the provision of a first floor bathroom window in the side elevation would create a loss of privacy within the rear gardens of these properties. As a result, the proposed extension has not been designed in a manner that would safeguard the residential amenities of these adjoining properties which would be contrary to Policies CP10 of the Oxford Local Plan 2001-2016, and Policy HP14 of the Sites and Housing Plan 2011-2026.

3          That the proposed development would fail to provide good quality living accommodation for a single family dwelling of this size given its internal floor area would fall below the minimum 75sqm threshold and therefore would not make adequate provision for the future occupants of this dwellinghouse. As such the proposal would be contrary to Policies HP2 and HP12 of the Sites and Housing Plan which seek to ensure the provision of good quality housing which is accessible to all.

The Head of City Development has submitted a report which details a planning application to erection 1 x 3-bedroom detached dwellinghouse (Use Class C3) to rear of existing house.

Officer recommendation: That the Committee REFUSE the planning application for the following reasons:-

1          As a result of its inappropriate siting within established spacious rear gardens of houses that exhibit a strong building line, the proposals represent a backland form of development that is, in principle, unacceptable. Furthermore the proposals would set a precedent for similar development that would result in the long term fundamental loss of the open, verdant and semi-rural character of the area contrary to the requirements of policies CP1 and CP8 of the Oxford Local Plan 2001-2016 as well as policies HP9 and HP10 of the Sites and Housing Plan 2011-2026.

2          As a result of its diminutive height, awkward combination of flat and mono-pitched roof forms as well as contrived design detailing, the proposed dwelling represents a building of alien appearance that contrasts with the established traditional scale, form and style of housing within the immediate locality to the detriment of the character and appearance of the area. The proposals therefore fail to accord with the requirements of policies CP1 and CP8 of the Oxford Local Plan 2001-2016, policy CS18 of the Oxford Core Strategy 2026 as well as policy HP9 of the Sites and Housing Plan 2011-2026.

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application for the erection of a 3-bedroom detached dwellinghouse (Use Class C3) to rear of existing house.

In accordance with the criteria for public speaking, the Committee noted that Simon Sharp spoke against the application and Christine Noble and Nicholas Kidwell spoke in favour of it.

 The Committee resolved to REFUSE the planning application for the following reasons:-

1          As a result of its inappropriate siting within established spacious rear gardens of houses that exhibit a strong building line, the proposals represent a backland form of development that is, in principle, unacceptable. Furthermore the proposals would set a precedent for similar development that would result in the long term fundamental loss of the open, verdant and semi-rural character of the area contrary to the requirements of policies CP1 and CP8 of the Oxford Local Plan 2001-2016 as well as policies HP9 and HP10 of the Sites and Housing Plan 2011-2026.

2          As a result of its diminutive height, awkward combination of flat and mono-pitched roof forms as well as contrived design detailing, the proposed dwelling represents a building of alien appearance that contrasts with the established traditional scale, form and style of housing within the immediate locality to the detriment of the character and appearance of the area. The proposals therefore fail to accord with the requirements of policies CP1 and CP8 of the Oxford Local Plan 2001-2016, policy CS18 of the Oxford Core Strategy 2026 as well as policy HP9 of the Sites and Housing Plan 2011-2026.

The Head of City Development has submitted a report which details a planning application to provide 18 residents' parking spaces on existing grass verges.

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Tree Protection Plan to be approved       

4          Ground resurfacing - SUDS compliant

5          Landscaping shall be carried out in accordance with the details shown on plan

6          Details of verge protection measures to be approved

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to provide 18 residents' parking spaces on existing grass verges.

The Committee resolved to APPROVE the planning application subject to the following conditions:

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Tree Protection Plan to be approved       

4          Ground resurfacing - SUDS compliant

5          Landscaping shall be carried out in accordance with the details shown on plan

6          Details of verge protection measures to be approved

The Head of City Development has submitted a report which details a planning application to provide 19 residents' parking spaces on existing grass verges.

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Ground resurfacing - SUDS compliant   

4          Details of verge protection measures to be approved

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to provide 19 residents' parking spaces on existing grass verges.

The Committee resolved to APPROVE the planning application subject to the following conditions:

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Ground resurfacing - SUDS compliant   

4          Details of verge protection measures to be approved

The Head of City Development has submitted a report which details a planning application to provide 30 residents' parking spaces on existing grass verges.

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Ground resurfacing - SUDS compliant   

4          Tree Protection Plan to be approved       

5          No dig technique to be used within Root Protection Areas

6          Details of verge protection measures to be approved

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to provide 30 residents' parking spaces on existing grass verges.

The Committee resolved to APPROVE the planning application subject to the following conditions:

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Ground resurfacing - SUDS compliant   

4          Tree Protection Plan to be approved       

5          No dig technique to be used within Root Protection Areas

6          Details of verge protection measures to be approved

7          Details of boundary hedging including integral fence

The Head of City Development has submitted a report which details a planning application to provide 16 residents' parking spaces on existing grass verges.

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Tree Protection Plan to be approved       

4          Ground resurfacing - SUDS compliant   

5          Landscaping to be carried out in accordance with plans                    

6          Amendment to Traffic Regulation Order required

7          Details of verge protection measures to be approved

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to provide 16 residents' parking spaces on existing grass verges.

The Committee resolved to APPROVE the planning application subject to the following conditions:

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Tree Protection Plan to be approved       

4          Ground resurfacing - SUDS compliant   

5          Landscaping to be carried out in accordance with plans                    

6          Amendment to Traffic Regulation Order required

7          Details of verge protection measures to be approved

The Head of City Development has submitted a report which details a planning application to provide 13 residents' parking spaces on existing grass verges.

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Tree Protection Plan to be approved       

4          Landscaping to be carried out in accordance with plan

5          No dig technique to be used within Root Protection Areas

6          Details of verge protection measures to be approved  

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to provide 13 residents' parking spaces on existing grass verges.

The Committee resolved to APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Tree Protection Plan to be approved       

4          Landscaping to be carried out in accordance with plan

5          No dig technique to be used within Root Protection Areas

6          Details of verge protection measures to be approved  

The Head of City Development has submitted a report which details a retrospective planning application for a change of use from dwellinghouse (use class C3) to HMO (use class C4).

Officer recommendation: That the Committee REFUSE the planning application for the following reasons:

1. The use of the property as two self-contained flats would be unacceptable by virtue of the loss of a family dwelling.  In addition the existing dwelling is below the threshold of 110 square metres in area which is the minimum permissible for subdivisions.  As such the proposal is contrary to Policy CS23 of the adopted Core Strategy and the Balance of Dwellings Supplementary Planning Document.

2. The development does not provide an adequate level of private amenity space for use by the occupiers of the first floor unit, which would have a detrimental impact upon the living conditions of the current and future occupiers of this dwelling. This is contrary to policy HP13 of the Sites and Housing Plan 2013.

3. The ground and first floor flats do not provide an adequate level of good quality living accommodation which would have a detrimental impact upon the living conditions of the current and future occupiers of this dwelling. This is contrary to Policy HP12 of the Sites and Housing Plan 2013.

The Head of City Development submitted a report (previously circulated now appended) which detailed a retrospective planning application for a change of use from dwellinghouse (use class C3) to HMO (use class C4).

In accordance with the criteria for public speaking, the Committee noted that no one spoke against the application and Nigel Cowell spoke in favour of it.

The Committee resolved to REFUSE the planning application for the following reasons:

1. The use of the property as two self-contained flats would be unacceptable by virtue of the loss of a family dwelling. In addition the existing dwelling is below the threshold of 110 square metres in area which is the minimum permissible for subdivisions. As such the proposal is contrary to Policy CS23 of the adopted Core Strategy and the Balance of Dwellings Supplementary Planning Document.

2. The development does not provide an adequate level of private amenity space for use by the occupiers of the first floor unit, which would have a detrimental impact upon the living conditions of the current and future occupiers of this dwelling. This is contrary to policy HP13 of the Sites and Housing Plan 2013.

3. The ground and first floor flats do not provide an adequate level of good quality living accommodation which would have a detrimental impact upon the living conditions of the current and future occupiers of this dwelling. This is contrary to Policy HP12 of the Sites and Housing Plan 2013.

The Head of City Development has submitted a report which details a planning application to insert a new roller shutter door, relocation of fire exit, and installation of 2 new extraction flues.

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions:

1          Development begun within time limit

2          Develop in accordance with approved plans

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to insert a new roller shutter door, relocation of fire exit, and installation of 2 new extraction flues.

The Committee resolved to APPROVE the planning application subject to the following conditions:

1          Development begun within time limit

2          Develop in accordance with approved plans

The Head of City Development has submitted a report which details a planning application to demolish the existing three storey building and redevelop the site to create a retail unit on the ground floor (use class A1) and 1 x 2 bed maisonette above (use class C3) and erection of 2 x 2 storey, 2 bed flats (use class C3). (Amended description). (Amended plans)

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Materials       

4          Bins and Cycle Stores       

5          Reinstate dropped kerb     

6          Contaminated Land           

7          Variation of Road Traffic Order Marston South CPZ,

8          Sustainability design/construction          

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to demolish the existing three storey building and redevelop the site to create a retail unit on the ground floor (use class A1) and 1 x 2 bed maisonette above (use class C3) and erection of 2 x 2 storey, 2 bed flats (use class C3). (Amended description). (Amended plans)

In accordance with the criteria for public speaking, the Committee noted that no one spoke against the application and Neil Parry spoke in favour of it.

The Committee resolved to APPROVE the planning application subject to the following conditions

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Materials       

4          Bins and Cycle Stores       

5          Reinstate dropped kerb     

6          Contaminated Land           

7          Variation of Road Traffic Order Marston South CPZ,

8          Sustainability design/construction          

The Head of City Development has submitted a report which details a planning application for a display of 1 x internally illuminated fascia sign, 2 x non-illuminated fascia signs and 1 x non-illuminated totem sign.

Officer recommendation: That the Committee APPROVE the planning application subject to the following conditions

1          Develop in accordance with approved plans    

2          Illumination levels - fascia sign     200cd/m,

3          Five year time limit  

4          Advert - Statutory conditions         

5          Times of illumination: Trading hours only          

6          Removal of existing advertisements and illumination

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application for a display of 1 x internally illuminated fascia sign, 2 x non-illuminated fascia signs and 1 x non-illuminated totem sign.

In accordance with the criteria for public speaking, the Committee noted that Michael Goldacre spoke against the application and no one spoke in favour of it.

The Committee resolved to APPROVE the application for advertisement consent for 1 x internally illuminated fascia sign and 2 x non-illuminated fascia signs subject to the following conditions

1          Develop in accordance with approved plans    

2          Illumination levels - fascia sign 200cd/m,

3          Five year time limit  

4          Advert - Statutory conditions         

5          Times of illumination: Trading hours only          

6          Removal of existing advertisements and illumination

But to REFUSE the application for 1 x non-illuminated totem sign because it would clutter the residential environment.

To receive information on planning appeals received and determined during September 2013

The Committee is asked to note this information.

The Committee resolved to NOTE the report on planning appeals received and determined during September 2013

Minutes from 2 October 2013

Recommendation: That the minutes of the meeting held on 2 October 2013 be APPROVED as a true and accurate record.

The Committee resolved to APPROVE the minutes of the meeting held on 2 October 2013 as a true and accurate record.

The following items are listed for information. They are not for discussion at this meeting.

·         13/02500/OUT - Sports Field, William Morris Close - Outline application (seeking access, appearance, layout and scale) for residential development consisting of 6 x 1-bed, 15 x 2-bed, 15 x 3-bed and 4 x 4-bed residential units, together with 55 car parking spaces, access road and informal recreation area.

·         13/02607/FUL- BMW UK Manufacturing Ltd, Garsington Road - To construct in two phases a single storey Test Track weather resistant enclosure adjacent the existing railway lines.

·         13/02697/FUL - Headington School, Headington Road - Removal of existing portacabin and temporary buildings.  Extension to existing sports hall to provide dance studio and fitness suite.  Provision of replacement car parking and external works.        

·         13/00302/FUL – Oxford Stadium, Sandy Lane - Demolition of existing structures. Erection of 220 x residential units (37 x 1 bed flats, 43 x 2 bed flats, 24 x 2 bed houses, 90 x 3 bed houses, 26 x 4 bed houses) (use class C3 - single family dwellings), new site accesses, parking, landscaping, public open space and ancillary works.

·         13/01553/CT3 - Eastern House, Eastern Avenue - Demolition of Eastern House and erection of 7 x 3-bed and 2 x 2-bed dwellings (use class C3).  Provision of associated car parking, landscaping, private amenity space and bin and cycle stores. 

·         13/01555/CT3 - Land East Of Warren Crescent - Erection of 10 x 3-bed dwellings (use class C3) together with associated car parking, cycle and bin storage.  Diversion of public footpath. 

·         13/01811/FUL – 98 London Road - Installation of two aluminium louvres to rear elevation in association with internal plant machinery. (Amended plan and Additional Information)

·         13/01502/FUL – 255 Marston Road - Demolition of existing three storey building and redevelopment of the site to create a retail unit on the ground floor (use class A1) and 1 x 2 bed maisonette above (use class C3) and erection of 2 x 2 storey, 2 bed dwelling houses (use class C3). (Amended description)

·         13/02559/FUL – 8 Marshall Road - Erection of single storey front extension and part single, part two storey rear extensions.

·         13/02549/ADV - 72 Rose Hill -   Display of 1 x internally illuminated fascia sign, 2 x non-illuminated fascia signs and 1 x non-illuminated totem sign.

The Committee resolved to NOTE the list of forthcoming applications.

The Committee NOTES the following future meeting dates:

Thursday 14 November if necessary

Wednesday 4 December 2013 (and Thursday 12 December if necessary)

The Committee NOTED the next meeting would be held on Wednesday 4 December 2013.