Site address: Balliol College Sports Ground, Jowett Walk, Oxford, OX1 3TN                                             

Proposal:

Variation of condition 2 (Development in accordance with approved plans) of planning permission 16/03056/FUL (Proposed demolition of existing collegiate accommodation and erection of C2 residential institution including sports pavilion, assembly space and associated accommodation, access and landscape (amended information and revised plans)) to allow alterations to the approved plans which include changes to internal layouts; replacement of perforated panels for openable windows; reorganisation of basements; reduction of height of blocks A, B1, B2 and C1 and omission of rooflights to corridors.

Recommendation:

The West Area Planning Committee is recommended to:

(a)    Approve the application for the reasons given in the report and subject to the required planning conditions set out in section 11 of this report and grant planning permission subject to:

1.     Revised plans accurately plotting beech tree T59 in relation to building A3 being received to the satisfaction of the Head of Planning, Sustainable Development and Regulatory Services; and

2.     The satisfactory completion of a legal agreement under s.106 of the Town and Country Planning Act 1990 and other enabling powers to secure the planning obligations set out in the recommended heads of terms which are set out in this report; and

3.     Endorse the objective to place a Tree Preservation Order on beech tree T59.

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

1.       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 and issue the planning permission.

The Committee considered an application (18/00021/VAR) for planning permission for variation of condition 2 of planning permission 16/03056/FUL to allow alterations to the approved plans which include changes to internal layouts; replacement of perforated panels for openable windows; reorganisation of basements; reduction of height of blocks A, B1, B2 and C1 and omission of rooflights to corridors.

The Planning Officer presented the report and explained that the proposed amendments to the design of the proposed buildings were in themselves considered to be minor in nature but the cumulative impact was to materially alter the approved plans such that they are a material amendment and a variation to the approved plans was required. 

The Planning Officer assured the Committee that the proposed minor alterations to the design were acceptable and would not alter the architectural integrity of the approved scheme to its detriment, or harm the appearance of the development within the street scene or Conservation Area.  It would not harm adjacent neighbouring amenities.

The Planning Officer explained that in relation to the one significant tree on site, a Beech Tree (T59) it had been recently discovered that the relationship of the tree to the new building, Block A3, was materially different from that on the approved plans due to a technical error in the baseline data.  The situation was very regrettable and there had been a thorough investigation into the source of the error and extensive consultation with the College and its advisers to identify a solution that would safeguard the tree and meet the design standards of the original application.

Susie Byrne (Planning Consultant), Holly Galbraith (Architect), Peter Wharton (Arboriculturalist) attended to answer questions about the application. 

The Committee thanked the planning officer for a detailed report and clear presentation which set out all the issues to be considered.

The Committee noted the following points:

·       That the revised window treatment would meet the required performance standards submitted as part of the original application.

·       That the application was subject to a legal agreement in relation to future maintenance works to both building and tree, to ensure that no undue pressure is placed on the tree to prune or remove it due to the outlook and internal conditions of the rooms and maintenance of the building as a result of the proximity of the building to the tree T59.

·       That the Council’s planning officers and arboriculturalist and Balliol College and its advisers had explored all possible options to safeguard the Beech Tree T59 and maintain the design integrity of the building. 

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

The West Area Planning Committee resolved to:

a)    Approve the application for the reasons given in the report and subject to the required planning conditions set out in section 11 of the report and grant planning permission subject to:

1.       Revised plans accurately plotting beech tree T59 in relation to building A3 being received to the satisfaction of the Head of Planning, Sustainable Development and Regulatory Services; and

2.       The satisfactory completion of a legal agreement under s.106 of the Town and Country Planning Act 1990 and other enabling powers to secure the planning obligations set out in the recommended heads of terms which are set out in the report; and

3.       Endorse the objective to place a Tree Preservation Order on beech tree T59.

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

1.  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 and issue the planning permission.