Reconfiguration of existing ground floor and part first floor retail unit (Tesco store to remain in situ) with extensions and alterations to existing building to provide 137 units of purpose-built, managed student accommodation with associated management suite and communal facilities at upper levels.

The Committee considered an application (19/01821/FUL) for planning permission for the reconfiguration of existing ground floor and part first floor retail unit (Tesco store to remain in situ) with extensions and alterations to existing building to provide 137 units of purpose-built, managed student accommodation with associated management suite and communal facilities at upper levels.

The Planning Officer presented the report and gave a number of verbal updates on matters that had arisen since publication of the report.  The County Council had raised additional concerns in regard to flooding, specifically that:

•        the proposal was not aligned with Local or National Standards.

•        the discharge rates have not been improved

•        there was no consideration of SuDS methodologies

The Planning Officer recommended that a new condition should be added to the application requiring the submission of a revised Drainage Strategy.

One of the ward councillors had also pointed out the proximity of the development to local night clubs and to a local primary school, and expressed concerns about the prevalence of antisocial behaviour, homelessness and drug dealing in the vicinity of the development site.

The Planning Officer advised the Committee that The Bullingdon had raised a concern that future occupiers of the new development may complain about noise from their venue in future.  The Planning Officer explained that Paragraph 182 of the NPPF advises that new development should be effectively integrated with existing businesses and community facilities, such as pubs, Churches and music venues. 

The Planning Officer proposed three additional conditions to provide suitable noise mitigation before completion of the development.  This would meet the requirements of Paragraph 182 of the NPPF and ensure that future occupiers of the development are not adversely impacted by noise from The Bullingdon, which itself would not be unreasonably restricted as a result of the new development. The three additional conditions would require:

• a scheme of noise attenuation measures for the new building; 
• a noise control scheme for any proposed mechanical ventilation or associated plant; and
• restrict occupation of the development until approval by the Local Planning Authority of a report on internal noise levels.

The following spoke against the application: Cllr Hayes and Cllr Azad (ward councillors), Graham Jones, Sally Moss and Ross James Clarke (local residents). 

Sara Dutfield, Simon Shaw and Nick Roberts (representing the applicant) and Philipp Kukura (local resident) spoke in favour of the application.

The Committee observed that many of the concerns raised by the objectors were not planning matters and should be addressed through other regulatory functions.

The Committee noted the concern expressed by the objectors that the number of student living in area had reached saturation point but considered that the provision of bespoke, dedicated student accommodation in a district centre location was an appropriate solution as it took students out of the private rented sector properties in the heart of residential communities.

The Committee were mindful of safeguarding issues and sought officers’ advice as to whether they could expand condition 6 to impose an over-18 age limit for non-term time use.  In response officers said that they would need to take further advice on the “reasonableness” of such a restriction and would explore options to amend the condition in order to address the Committee’s concerns on this point. If the age restriction could not be added then condition 6 should be amended to limit use to full-time courses in an academic year.

In reaching its decision, the Committee considered all the information put before it.

After debate and on being proposed, seconded and put to the vote, the Committee agreed with the officer’s recommendation to approve the application with the inclusion of the 4 additional conditions detailed above.

The West Area Planning Committee resolved to:

1.     approve the application for the reasons given in the report and subject to the 20 required planning conditions set out in section 12 of the report and the 4 additional conditions detailed above and subject to:

·       the satisfactory completion of a legal agreement under section.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 subject to the completion of a Unilateral Undertaking with the County Council;

2.     agree to delegate authority to the Acting Head of Planning Services to:

·       finalise the recommended conditions as set out in the report, including any amendment to Condition 6 as detailed above, including such refinements, amendments, additions and/or deletions as the Acting Head of Planning Services considers reasonably necessary; and

·       finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in the report, including refining, adding to, amending and/or deleting the obligations detailed in the heads of terms set out in this report (including to dovetail with and where appropriate, reinforce the final conditions and informatives to be attached to the planning permission) as the Acting Head of Planning Services considers reasonably necessary; and

·       complete the section 106 legal agreement referred to above and issue the planning permission.

Demolition of existing buildings and redevelopment of site to provide 140 dwellings (3x studios, 68 x 1 bed, 65 x 2 beds, and 4 x 3 beds) with associated works.  Additional information and amended plans and description.

The Committee considered an application (18/03369/FUL) for planning permission for demolition of existing buildings and redevelopment of site to provide 140 dwellings (3x studios, 73 x 1 bed, 60 x 2 beds, and 4 x 3 beds) with associated works.  Additional information and amended plans and description.

The Planning Officer presented the report and briefed the Committee on representations received since the agenda had been published.

3 additional representations have been received from properties located in Mill Street, Barrett Street and Gibbs Crescent which referred to

•          Fire service access

•          Fire safety of the building

•          Compliance with building regulations

•          planning application was inaccessible on the website for a period of time

•          improvements to the public right of way

•          involvement of local residents in any future art installation

•          inaccuracies in the application

•          impact on the right of way due to amendments to the kerb along the access road

Letters of representation were also received from The National Federation of the Blind of the UK and Oxfordshire Association for the Blind objecting to the scheme on highway grounds and the inclusion of a shared space.

The Planning Officer confirmed that all of the issues raised had been addressed in the report and advised that following the above representations the Highway Authority has again commented on the application and proposed that a further planning condition be applied to require a plan detailing the technical details of the access and shared surfaces areas. This would allow officers to look at the technical details and have further regard to its compliance with the Equality Act.

The Planning Officer also corrected an error in Condition 33: “12 months” to be replaced with “5 years”. 

In conclusion the Planning Officer informed the Committee that the Fire Service had sent a fire engine to the site and had confirmed that they are able to access the whole of the site using the existing road. 

Ann McKinley, Rhiannon Ash (local residents) and Peter Monk (representing the National Federation of the Blind) spoke against the application. 

Councillor Landell Mills joined the meeting at this point but took no part in the consideration of this application.

Jim Smith and Henry Venners (representing the applicant) spoke in favour of the application.

The Committee asked questions of the officers and public speakers about the details of the application.

The Committee discussion centred on the issues relating to the access to the site and the safety concerns which had been raised by objectors, speaking at the meeting and during the public consultation.  The Committee noted the limitations of the current site access and acknowledged that the scheme would deliver improvements through a better delineation between the carriageway and footpath; a reduction in the width of the kerb; and the removal of foliage and other debris from the cemetery.   

The Committee were reassured that the inclusion of a robust condition requiring technical details for the access road and shared surface areas would provide the necessary control to ensure that all of the safety concerns are addressed. 

The Committee asked for the following informative to be included:

•        the applicant should be encouraged to seek to introduce further improvements to the southern footpath to encourage it’s use as a pedestrian and cycle route to the city centre

In reaching its decision, the Committee considered all the information put before it.

After debate and on being proposed, seconded and put to the vote, the Committee agreed with the officer’s recommendation to approve the application.

The West Area Planning Committee resolved to:

1.              approve the application for the reasons given in the report and subject to the 33 required planning conditions set out in section 12 of the report (and as amended above), the additional condition detailed above and grant planning permission subject to:

·       the satisfactory completion of a legal agreement under section.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

2.              agree to delegate authority to the Acting Head of Planning Services to:

·       finalise the recommended conditions as set out in the report including such refinements, amendments, additions and/or deletions as the Acting Head of Planning Services considers reasonably necessary; and

·       finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in this report, including refining, adding to, amending and/or deleting the obligations detailed in the heads of terms set out in the report (including to dovetail with and where appropriate, reinforce the final conditions and informatives to be attached to the planning permission) as the Acting Head of Planning Services considers reasonably necessary; and

complete the section 106 legal agreement referred to above and issue the planning permission.

Demolition of existing building and construction of 30 apartments (16 x 1 bed, 14 x 2 bed) and associated works (amended plans and additional information)

The Committee considered an application (18/03370/FUL) for planning permission for the demolition of existing building and construction of 30 apartments (16 x 1 bed, 14 x 2 bed) and associated works.

The Planning Officer presented the report and proposed an additional condition relating to the solar panels. The condition will require the technical specifications of the panels to be provided and approved to ensure that the development continues to comply with the sustainability requirements.

Jim Smith and Henry Venners (representing the applicant) were present to answer questions.

The Committee asked for the following informatives to be included:

•        The double stack cycle racks should comply with the Thames Valley Police standards

•        The applicant should be encouraged to find an alternative treatment to the existing road-side railings on the front elevation which were not in keeping with a quiet and historic street

In reaching its decision, the Committee considered all the information put before it.

After debate and on being proposed, seconded and put to the vote, the Committee agreed with the officer’s recommendation to approve the application.

The West Area Planning Committee resolved to:

1.       approve the application for the reasons given in the report and subject to the 23 required planning conditions set out in section 12 of the report, the additional condition on solar panels, the 2 informatives detailed above and grant planning permission subject to:

·       the satisfactory completion of a legal agreement under section.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

1.       agree to delegate authority to the Acting Head of Planning Services to:

·       finalise the recommended conditions as set out in the report including such refinements, amendments, additions and/or deletions as the Acting Head of Planning Services considers reasonably necessary; and

·       finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in the report, including refining, adding to, amending and/or deleting the obligations detailed in the heads of terms set out in the report (including to dovetail with and where appropriate, reinforce the final conditions and informatives to be attached to the planning permission) as the Acting Head of Planning Services considers reasonably necessary; and

complete the section 106 legal agreement referred to above and issue the planning permission.

To design and seek approval for the repair of the Gasworks Pipe Bridge.

A first phase of a feasibility study (now completed) undertook a general condition survey of the existing structure. The survey identified areas of significant thinning by corrosion in some of the steel frame members and cracking in the reinforced concrete decking. These defects require further site investigation of a more intrusive and detailed nature and to undertake a desktop analysis of the residual structural strength in order to assess the risk. From that, the nature and extent of necessary repairs can be determined and likely cost.

Council had before it the report of the Cabinet Member for Zero Carbon Oxford on the work of the Oxfordshire Environment Partnership including the report to Cabinet and the Oxfordshire’s Resources and Waste Strategy for Oxfordshire 2018-2023.

Councillor Hayes introduced the report and answered questions.

He drew Council’s attention to the reasons and the proposed arrangements for re-instating the Oxfordshire Waste Partnership. Most Oxfordshire Councils were of the view that waste management and recycling was a key part of reducing the impact on the environment and climate. The Oxfordshire’s Resources and Waste Strategy for Oxfordshire 2018-2023, adopted by Cabinet, had been prepared to improve waste management in response to the Climate Emergency.

Council noted the report.