Apologies for absence were received from Councillor Gotch (substitute Councillor Goddard).

There were no declarations of interest made.

The Head of City Development has submitted a report which details a planning application to demolish southern part of Westgate Centre, 1-14 Abbey Place and multi-storey car park, retention of library, refurbishment of remainder of the existing Westgate Centre and construction of a retail-led mixed use development together providing A1 (retail), A2 (finance and professional services) and/or A3 (restaurants and cafes) and/or A4 (public house, etc.) and/or A5 (hot food takeaways) uses, C3 (residential) use and D2 (amenity and leisure) uses, public toilets, associated car and cycle parking, shop-mobility facility, servicing and access arrangements together with alterations to the public highway.

Officer recommendation: That the Committee

i.         support the application subject to the conditions and legal obligations listed below, but to notify the Secretary of State for Communities and Local Government accordingly under the requirements of Section 77 of the Town and Country Planning Act 1990, and the Town and Country Planning (Consultation) (England) Direction 2009; and

ii.         upon the planning application not being recovered by the Secretary of State for his own determination, to delegate to officers the issuing of the Notice of Outline Planning Permission subject to conditions and completion of an accompanying legal agreement.

Subject to the following planning conditions and legal obligations:

Planning Conditions:

1.         Time limits for commencement.

2.         Approved drawings and documents.

3.         Reserved matters applications.

4.         Materials.

5.         Landscaping / public realm.

6.         Tree protection.

7.         Tree pits.

8.         Landscape implementation.

9.         Landscape management plan.

10.       No subdivision of department store.

11.       Maximum amount of non - retail floorspace.

12.       Shop front guide.

13.       Wayfinding  / pedestrian signage within application site

14.       Lifetime homes standards for residential.

15.       Temporary car and coach parking available on commencement.

16.       Public car parking (minimum no. of spaces).

17.       Public car park management plan.

18.       Development to meet SBD and Park Mark standard for accreditation.

19.       CCTV to be integrated with city centre system.

20.       Licence for construction under highway before occupation.

21.       Provision of cycle parking before occupation.

22.       Provision of cycle hub

23.       Servicing and delivery arrangements and timings.

24.       Provision of public transport facilities.

25.       Learning and Skills Strategy.

26.       Provision of taxi drop off / pick up on occupation.

27.       Highways: Travel Plans.

28.       Demolition and construction management plan.

29.       Construction Environmental Management Plan.

30.       Construction Travel Plan.

31.       Real time information within centre.

32.       Sustainability and Energy Strategy.

33.       Development in accordance with flood risk assessment.

34.       Residential development above flood levels.

35.       Details of operation of flood mitigation measures.

36.       Sustainable drainage principles (SUDs).

37.       Maintenance access to Castle Mill Stream.

38.       Lighting scheme to Castle Mill Stream corridor.

39.       Details of Trill Mill Stream diversion.

40.       Groundwater monitoring.

41.       Groundwater dewatering.

42.       Foul drainage strategy.

43.       Ground contamination and remediation.

44.       Unidentified contamination.

45.       Waste management strategy.

46.       Piling details.

47.       Petrol / oil interceptors.

48.       Cooking smells and odours.

49.       Mechanical plant.

50.       Employment and Skills Strategy.

51.       Procurement of contracts.

52.       Archaeology.

53.       Relocation of  ...  view the full agenda text for item 103.

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to demolish the southern part of Westgate Centre, 1-14 Abbey Place and multi-storey car park, retention of library, refurbishment of remainder of the existing Westgate Centre and construction of a retail-led mixed use development together providing A1 (retail), A2 (finance and professional services) and/or A3 (restaurants and cafes) and/or A4 (public house, etc.) and/or A5 (hot food takeaways) uses, C3 (residential) use and D2 (amenity and leisure) uses, public toilets, associated car and cycle parking, shop-mobility facility, servicing and access arrangements together with alterations to the public highway.

The Chief Principal Planner explained that control over the Westgate development would be exercised by planning conditions, legal agreement and by a series of “Development Principles”, “Parameter Plans” and “Public Realm Principles”. They would be fixed within the outline planning permission and would form a framework within which a detailed proposal would emerge at the reserved matters stage.

Other issues raised were:

•              The development is unusual as no extra car parking is being included, instead the transport strategy would rely on the current Park and Ride structure, extensive bus and railway networks and encouraging cycling and pedestrians.

•              New Government guidance in the Planning Practice Guidance issued last week had been considered and have not given rise to the need to amend the officers’ recommendation to committee.

•              The proposal represents a “departure” from the Development Plan and has therefore to be referred to the Secretary of State who can choose to “call in” the application for his own determination.

The Heritage and Specialist Services Team Leader outlined the potential impact the development would have on the city’s skyscape.  The development is not in a conservation area though it would have an impact on the spires and domes of the city’s skyscape and the setting of conservation areas and listed buildings.  The statutory duty of the council is to give considerable weight to the protection and enhancement of designated heritage assets was explained and that in any development affecting designated heritage assets, the Committee must be satisfied that any harm is outweighed by the public benefits that would follow from the development. 

In accordance with the criteria for public speaking, the Committee noted that Debbie Dance (Oxford Preservation Trust), Luke Gander (Saint Ebbes New Development Residents’ Association) and Peter Thompson (Oxford Civic Society) spoke against the application and Cecilia Fry (Cyclox), Sara Fuge and John Grinnell (Westgate Oxford Alliance) and Andrew Mills (John Lewis Partnership) spoke in favour of it.

The speakers against the application raised a number of concerns including the following:

•      Detrimental impact of the development on the city skyline especially as viewed from St George’s Tower

•      Increased risk of ground water flooding on Saint Ebbes’ residents

•      Increased noise and emissions from buses

•      Connectivity and design of development with the rest of the city especially from the Southern end.

•      Need to improve pedestrian  ...  view the full minutes text for item 103.

The Head of City Development has submitted a report which details a planning application to demolish existing buildings, reconfiguration and expansion of existing car/coach park to provide additional surface level car parking, and construction of a single deck car park, new temporary buildings to accommodate replacement public toilets, office and workshop associated with car/coach park management, and relocated shop-mobility facility, associated servicing and access arrangements together with alterations to the public highway, lighting and landscaping for a temporary period (4 years from completion of development) (further information)

Officer recommendation: That the Committee SUPPORT the proposals in principle but defer the planning application and delegate to officers the issuing of the notice of planning permission, to be simultaneous with that for planning application 13/02557/OUT for the refurbishment and extension of the Westgate Centre if that application is permitted. In the event that that application is refused planning permission, committee is recommended to delegate to officers the issuing of a notice of refusal of planning permission as the application would then be contrary to policy TR11 of the adopted Oxford Local Plan which seeks to restrict city centre public car parking, and policy CP25 of the Local Plan which permits temporary buildings and structures for clearly demonstrated short term needs only. 

Subject to the following planning conditions:

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Temporary period of 4 years         

4          Phasing of enabling applications and reinstatement of facilities

5          Installation of Surface Level Deck           

6          Park Mark Award Measures          

7          Lighting / CCTV Scheme  

8          Parking Management Plan           

9          Details of Ice Rink Servicing        

10        Construction Traffic Management Plan

11        Retention of pedestrian links to city centre        

12        Details of all signage / markings for car park

13        Surface Water Drainage Scheme

14        Construction Environmental Management Plan          

15        Landscape and Ecological Management Plan (including timeframe for completion of landscaping)

16        Contaminated Land Risk Assessment   

17        Unsuspected contamination        

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to demolish existing buildings, reconfiguration and expansion of existing car/coach park to provide additional surface level car parking, and construction of a single deck car park, new temporary buildings to accommodate replacement public toilets, office and workshop associated with car/coach park management, and relocated shop-mobility facility, associated servicing and access arrangements together with alterations to the public highway, lighting and landscaping for a temporary period (4 years from completion of development).

The Committee resolved to SUPPORT the proposals in principle but defer the planning application and delegate to officers the issuing of the notice of planning permission, to be simultaneous with that for planning application 13/02557/OUT for the refurbishment and extension of the Westgate Centre, subject to the following conditions:

1.            Development begun within time limit      

2.            Develop in accordance with approved plans    

3.            Temporary period of 4 years         

4.            Phasing of enabling applications and reinstatement of facilities

5.            Installation of Surface Level Deck           

6.            Park Mark Award Measures          

7.            Lighting / CCTV Scheme  

8.            Parking Management Plan           

9.            Details of Ice Rink Servicing        

10.         Construction Traffic Management Plan

11.         Retention of pedestrian links to city centre        

12.         Details of all signage / markings for car park

13.         Surface Water Drainage Scheme

14.         Construction Environmental Management Plan          

15.         Landscape and Ecological Management Plan (including timeframe for completion of landscaping)

16.         Contaminated Land Risk Assessment   

17.         Unsuspected contamination

18.         Provision of tourist information

The Head of City Development has submitted a report which details a planning application to reconfigure part of existing Redbridge Park and Ride Site to accommodate for a temporary period (4 years from completion of development) coach and HGV parking, and associated fencing) (further information)

Officer recommendation: That the Committee SUPPORT the proposals in principle but defer the planning application and delegate to officers the issuing of the notice of planning permission, to be simultaneous with that for planning application 13/02557/OUT for the refurbishment and extension of the Westgate Centre if that application is permitted. In the event that that application is refused planning permission, committee is recommended to delegate to officers the issuing of a notice of refusal of planning permission as the application would then be contrary to policy TR9 of the adopted Oxford Local Plan which seeks to protect Redbridge for park and ride purposes only.

Subject to the following planning conditions:

1          Development begun within time limit      

2          Develop in accordance with approved plans    

3          Temporary period of 4 years         

4          Phasing of enabling applications and reinstatement of facilities      

5          Park Mark Award Measures          

6          Lighting / CCTV Scheme  

7          Parking Management Plan – to include visitor coach management, car park management, and priority arrangements for overflow car / coach parking            

8          Surface Water Drainage Scheme            

9          Construction Environmental Management Plan          

10        Landscape and Ecological Management Plan

11        Construction Traffic Management Plan

12        Details of all signage / markings  

13        Alterations to the public highway            

14        Land Contamination

15       Gas monitoring

The Head of City Development submitted a report (previously circulated now appended) which detailed a planning application to reconfigure part of existing Redbridge Park and Ride Site to accommodate for a temporary period (4 years from completion of development) coach and HGV parking, and associated fencing.

The Committee resolved to SUPPORT the proposal in principle but defer the planning application and delegate to officers the issuing of the notice of planning permission, to be simultaneous with that for planning application 13/02557/OUT for the refurbishment and extension of the Westgate Centre, subject to the following planning conditions:

1.    Development begun within time limit            

2.    Develop in accordance with approved plans          

3.    Temporary period of 4 years   

4.    Phasing of enabling applications and reinstatement of facilities            

5.    Park Mark Award Measures    

6.    Lighting / CCTV Scheme        

7.    Parking Management Plan – to include visitor coach management, car park management, and priority arrangements for overflow car / coach parking

8.    Surface Water Drainage Scheme      

9.    Construction Environmental Management Plan    

10. Landscape and Ecological Management Plan       

11. Construction Traffic Management Plan       

12. Details of all signage / markings        

13. Alterations to the public highway      

14. Land Contamination

15. Gas monitoring

16. Tourist information points at car park.

The Committee NOTES the following future meeting dates:

Tuesday 18 March 2014

Tuesday 8 April and (Thursday 10 April if necessary)

Wednesday 7 May and (Friday 9 May if necessary)

Tuesday 24 June and (Wednesday 25 June if necessary)

The Committee NOTED that the next meeting would be held on Tuesday 18 March 2014.