Demolition of existing boat house and ancillary boat storage. Erection of a two storey clubhouse and boat storage.

The Committee considered an application (19/00410/FUL) for planning permission for the demolition of an existing boat house and ancillary boat storage and the erection of a two storey clubhouse and boat storage at Falcon Rowing and Canoe Club, Meadow Lane.

The Planning Officer presented the report and made two points of clarification and correction:

·       Paragraph 5.4: the building was an irregular shape and so the calculation of the GIA took this into account.

·       Paragraph 9.11: the existing building footprint including storage is 714m² and the proposed building footprint is 735m². 

Joelle Darby, agent for the Falcon Rowing and Canoe Club, spoke in favour of the application.

The Committee acknowledged the sensitivities of the site and welcomed the development as a sympathetic and positive contribution.  The Committee discussed the operational arrangements for the Car Parking Management Scheme and sought reassurance about the reasonableness of Condition 19 which would rely on reaching an agreement with the City Council, as owner of the car park. The Legal Adviser suggested that this concern could be addressed by rewording Condition 19 in a negative form.

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 subject to the planning officers rewording of Condition 19.

The West Area Planning Committee resolved to:

1.     approve the application for the reasons given in the report and subject to the 21 required planning conditions set out in section 11 of the report and the revision of Condition 19 in a negative form and the 2 informatives set out in section 12 of the report and grant planning permission; and

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

Outline application (seeking the approval of access, appearance, layout and scale) for the demolition of single storey building to southeast side of 3 storey building. Construction of new 3 storey above ground building comprising premises for ground floor club D1/D2/social club use class and two upper floors for separate student accommodation. Alterations to layout of retained building and parking areas including relocation of parking to Percy Street only and closure of Iffley Road vehicle access and landscaping. (Amended Plans)

The Committee considered an outline application (18/03254/OUT) for planning permission for the demolition of single storey building to southeast side of 3 storey building; construction o9f new 3 storey above ground building comprising premises for ground floor club D1/D2/social club use class and two upper floors for separate student accommodation; alterations to layout of retained building and parking areas including relocation of parking areas including relocation of parking to Percy Street only and closure of Iffley Road vehicle access and landscaping (amended plans).

The Planning Officer presented the report and made the following verbal updates:

·       The public consultation has been extended to 20^th June 2019.  Natural England has submitted a “no objection” response.

·       revised comments have been received by the Crime Prevention Design Advisor. These do not constitute an objection but are a list of potential and desirable measures to include and improve the scheme from a crime prevention perspective. The applicant is aware of these comments and some have already been incorporated in the development plans.

The Planning Officer made the following points of clarification and correction:

·       Paragraph 2.2 and Condition 3i):  the appearance of the development is to be considered at outline stage and is not a reserved matter.

·       Paragraph 2.6: the correct reference is to paragraph 11 of the NPPF not paragraph 14.

The Planning Officer informed the Committee that any references in the report to “less than substantial harm” (paragraphs 10.35 and 11.4) had been included in error.  He confirmed that the officer recommendation to approve the application was on the basis that the development presented no harm to the Conservation Area.

Henry Venners, agent, spoke in favour of the application.

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

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 20 required planning conditions and 6 informatives set out in section 12 of the report and grant planning permission; and

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

a)            consider and deal with any new material planning considerations that may be raised through public consultation, which expires on the 20 June 2019 including deciding whether it is necessary to refer the application back to the committee prior to issuing the permission;

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

c)            issue the planning permission.

Change of use from retail (Use Class A1) to cafe (Use Class A3) and external alterations including formation of terrace over existing boathouse, insertion of glass balustrade to side elevation, alterations to doors and fenestration including new windows and doors on the ground floor, west elevation and new external seating area for the café (amended plans).

The Committee considered an application (18/03326/LBC) for listed building consent for a proposed change of use from a retail use (Use Class A1) to a café use (Use Class A3) and associated internal and external alterations.

The officer presentation and Committee discussion of this application for listed building consent was taken as part of the previous item.

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

The West Area Planning Committee resolved to:

1. approve the application for the reasons given in the report and subject to the 18 required listed building consent conditions set out in section 11 of the report and grant listed building consent; and

2.     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.

Change of use from retail (Use Class A1) to cafe (Use Class A3) and external alterations including formation of terrace over existing boathouse, insertion of glass balustrade to side elevation, alterations to doors and fenestration including new windows and doors on the ground floor, west elevation and new external seating area for the café. (amended plans).

The Committee considered two applications (18/03325/FUL) and (18/03326/LBC) for planning permission for a proposed change of use from a retail use (Use Class A1) to a café use (Use Class A3) and associated internal and external alterations.

The Planning Officers presented the two reports and explained that two informatives should have been included as part of the recommendation to approve the applications:

·       to inform the applicant that in order to ensure food safety they would need to comply with relevant food hygiene regulations.  They will also need to be aware that the registration of the food business with Oxford City Council will be required prior to opening.

·       to advise the applicant of the concerns raised by Environmental Health Officers that the proposed kitchen may not be of a sufficient size to safely prepare food.

The Committee discussion centred on the proposed hours of operation and on the potential impact of the development on local residents. Planning Officers advised that such concerns could be addressed by a further condition on the planning permission to prohibit amplified music or live performances outside the café premises.

In reaching its decisions, 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 planning application.

The West Area Planning Committee resolved to:

1.     approve the application for the reasons given in the report and subject to the 10 required planning conditions set out in section 11 of the report and a further condition to prohibit amplified music and live performances outside the café premises and the 2 informatives referred to above and grant planning permission; and 

2.     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.