Site address:                      Land To The Rear Of The University Club, 11 Mansfield Road, Oxford, Oxfordshire, OX1 3SZ                    

Proposal:                             Erection of a teaching laboratory modular building for the Departments of Zoology and Biochemistry (Use Class D1) for a temporary period of 5 years.                        

Recommendation:

The West Area Planning Committee is recommended to:

(a) Agree to grant temporary planning permission for a period of five years for the reasons given in the report and subject to:

1. The satisfactory submission and assessment of archaeological details to demonstrate that there would not be harm to archaeological assets resulting from the proposed development;

2. Confirmation from the Secretary of State that the application will not be ‘called in’, following the referral of the application in accordance with The Town and Country Planning (Consultation) (England) Direction 2009;  

3. The required planning conditions set out in section 10 of this report.

Or, if the objections from Sport England and the Council’s Archaeologist are withdrawn or modified in advance of the committee meeting then the following is recommended:

(b) Agree to delegate authority to the Head of Planning, Sustainable Development and Regulatory Services to:

1. Consider the required archaeological details, determine whether the proposal would result in harm to archaeological assets; and subject to Officer’s being satisfied with the archaeological details, grant planning permission on this basis;

2. Finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Head of Planning, Sustainable Development and Regulatory Services considers reasonably necessary.

The Committee considered two reports detailing applications:

1.     (17/01144/FUL) for planning permission for the erection of a teaching laboratory modular building for the Departments of Zoology and Biochemistry (Use Class D1) for a temporary period of 4 years and 10 months (amended).

2.     The Committee considered a report detailing an application (17/01259/FUL) for planning permission for the erection of a research and administrative modular building for the department of Zoology (Use Class D1) for a temporary period of 4 years and 10 months (amended).

The Planning Officer gave a single presentation covering the two reports.  The Planning Officer explained that Sport England had withdrawn its objections to both of the applications subject to the inclusion of two further conditions concerning the use of toughened glass and the provision of a playing field on the football pitch prior to occupation.  The Planning Officer referred the Committee to the fact that the timescale for the applications had been reduced to 4 years and 10 months; and explained that this was at the request of Sport England as the shorter timescale meant that they would retain their status as a statutory consultee on any future amendment/time extension planning applications that might be submitted for the site.

The Planning Officer advised the Committee that the Archaeological Officer had visited the site and received additional information to support the applications.  Consequently officers were satisfied that the applications were acceptable and that there would be no harm to archaeological assets subject to the inclusion of two new conditions requiring the submission and approval of a) a programme of archaeological work and b) a method statement for foundation design and removal.

The Planning Officer said that as a result of on-going discussions between the applicant, officers and consultees, the pre-commencement triggers for Conditions 4, 6, 8 and 12 would be likely to be modified by officers under the delegated authority in the recommendation.

Cllr Colin Cook, representing Unite, spoke against the two applications. 

The following representatives from the University spoke in favour of the two applications:

·         Ewan Mckendrick, the Registrar

·         Ben Sheldon, Department of Zoology

·         Kia Nobre, Department of Experimental Psychology

·         Paul Goffin, Director of Estates

·         Jon Roycroft, Director of Sports

The Committee then asked questions of the public speakers.

Cllr Cook left the meeting at this point, following the conclusion of questions from the Committee.

The Committee discussion included, but was not limited to, the following points:

·         Tinbergen building – The University had indicated that a decision on whether to demolish or refurbish would be made shortly; and that although the timescale was challenging it would be possible to provide a permanent replacement within 4 years and 10 months. Planning Officers had confirmed that the planning and construction elements of a project for the provision of a replacement building were achievable on that timescale.

·         Use of the Radcliffe Observatory Quarter – the University advised that the space was earmarked for two major development projects and it was likely that it would be called in to use within the lifetime of these applications

·         Lack of alternative sites – the planning submission contained an extensive review of possible alternative locations and potential refurbishment of existing laboratory space; officers were satisfied that there was no wholly suitable space which met all of the University’s requirements for dedicated, co-located laboratory and teaching facilities

·         Cycle parking – officers would seek clarification as to whether the provision of 82 cycle parking spaces applied to one of both applications; noting the Committee’s concern that 82 spaces would be inadequate for both buildings.

·         Guest accommodation in the Sports Club – would be re-instated once the temporary buildings were available.

·         Restoration Scheme – the re-provision of the playing field land was critical and should be secured by condition and not as an informative

Decision

In reaching their decision, the Committee considered the officer’s report, presentation and the views and information provided by the public speakers.

In conclusion the Committee urged the University to commit to the early development of proposals for a permanent resolution to the problems caused by the closure of the Tinbergen building.

The Committee determined that the following matters should be secured by condition:

1.    Restoration

2.    Toughened glass

3.    Provision of playing field on site of football pitch prior to occupation

4.    Programme of archaeological work

5.    Method statement for foundation design and removal

On being put to the vote the Committee agreed with the officer recommendation.

The West Area Planning Committee resolved to:

1.    grant temporary planning permission for application (17/01144/FUL) for a period of 4 years and 10 months for the reasons given in the report and subject to the 13 required planning conditions and 3 informatives (set out in section 10 of this report) and the 5 additional conditions agreed at the meeting); and

2.    agree to delegate authority to the Head of Planning, Sustainable Development and Regulatory Services to finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Head of Planning, Sustainable Development and Regulatory Services considers reasonably necessary.

Cllr Cook returned at the end of this item.