Agenda and draft minutes

Agenda and draft minutes

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Items
No. Item

89.

Declarations of interest

Minutes:

Councillor Cook stated that as a Council appointed trustee for the Oxford Preservation Trust and as a member of the Oxford Civic Society he had taken no part in those organisations’ discussions or decision making regarding the applications before the Committee.  He said that he was approaching all of the applications with an open mind, would listen to all the arguments and weigh up all the relevant facts before coming to a decision.

Councillor Upton stated that as a Council appointed trustee for the Oxford Preservation Trust and as a member of the Oxford Civic Society she had taken no part in those organisations’ discussions or decision making regarding the applications before the Committee.  She said that she was approaching all of the applications with an open mind, would listen to all the arguments and weigh up all the relevant facts before coming to a decision.

21/00110/FUL

Councillor Hollingsworth stated that as ward councillor he had been present at a meeting with the applicants held in advance of the submission of the application, at which the outline proposals had been presented.  He had not discussed the application with the applicants, was approaching it with an open mind, and would listen to all the arguments and weigh up all the relevant facts before coming to a decision.

Councillor Cook stated that he had been present at a meeting with the applicants held in advance of the submission of the application, at which the outline proposals had been presented.  He had not discussed the application with the applicants, was approaching it with an open mind, and would listen to all the arguments and weigh up all the relevant facts before coming to a decision.

22/00003/FUL

Councillor Chapman stated that he had been a signatory to the call-in but had had no contact with any interested parties, was approaching the application with an open mind, would listen to all the arguments and weigh up all the relevant facts before coming to a decision.

Councillor Brown stated that she had been a signatory to the call-in but had had no contact with any interested parties, was approaching the application with an open mind, would listen to all the arguments and weigh up all the relevant facts before coming to a decision.

90.

21/00110/FUL: The Clarendon Centre, Cornmarket Street, Oxford, OX1 3JD pdf icon PDF 1 MB

Site Address:

The Clarendon Centre, Cornmarket Street, Oxford OX1 3JD

Proposal:

Partial demolition of Clarendon Centre, including removal of roof to the mall. Proposed redevelopment involving partial re-use and extension of existing buildings and erection of new buildings to form retail, offices, research and development, and student accommodation, with a new public square and a new pedestrian/cycle access through to Frewin Court. Provision of new public access lift to rooftop with cafe and terrace area. Tree planting, landscaping and cycle parking provision.

Reason at Committee:

The proposal is a major development.

 

Recommendation:

The Oxford City Planning Committee is recommended to:

1.       approve the application for the reasons given in the report and subject to the required planning conditions set out in section 12 of this report and grant planning permission; and subject to:

·      Receipt of further drainage information requested by the LLFA and removal of their current objection;

·      the satisfactory completion of a Unilateral Undertaking and 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

2.      delegate authority to the 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 Head of Planning Services considers reasonably necessary; and

·       finalise the recommended Unilateral Undertaking and 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 this report (including to dovetail with and where appropriate, reinforce the final conditions and informatives to be attached to the planning permission) as the Head of Planning Services considers reasonably necessary; and

·       complete the section 106 legal agreement referred to above and after completion of the Unilateral Undertaking issue the planning permission.

 

Additional documents:

Minutes:

The Committee considered an application (21/00110/FUL) for partial demolition of the Clarendon Centre, including removal of roof to the mall; proposed redevelopment involving partial re-use and extension of existing buildings and erection of new buildings to form retail, offices, research and development and student accommodation; a new public square and a new pedestrian / cycle access through to Frewin Court; provision of new public access lift to rooftop with café and terrace area; and tree planting, landscaping and cycle parking provision.

The Planning Officer gave a presentation and drew attention to a number of benefits of the scheme, principally:

·       the new link through to Frewin Court, including a courtyard garden, which would improve permeability across the city centre and allow improved views of Brasenose College;

 

·       101 units of student accommodation and a new Porter’s Lodge for Brasenose College;

 

·       a new public square including 23 trees and additional seating - both of which were currently lacking within the City centre - as well as a water feature, ‘green walls’, ‘green roofs’ and a public drinking water fountain;

 

·       larger retail units within the Clarendon Centre (which was the market preference); as well as research and development and office accommodation;

 

·       an opportunity to regenerate and reinvigorate the City centre.

The Planning Officer reported that the applicant had worked co-operatively with the Council to mitigate the impact on the historic skyline and address an initial objection from Historic England.

In summary, it was considered that any harm arising from the scheme was less than substantial, and was outweighed by the high level of social, economic and environmental benefits to the public.  The application was therefore recommended for approval.

The following updates were provided:

·       The word ‘refuse’ should be deleted from paragraphs 14.1 and 15.1 of the report;

 

·       Comments were still awaited in relation to drainage from Oxfordshire County Council as the Lead Local Flood Authority, as well as removal of their objection.  However, Thames Water had raised no objection regarding drainage and officers considered that the issues were technical in nature.  The objection was not considered to impact on the recommendation to approve the application but the recommendation was, in any event, made subject to the removal of the objection.

Adam Smith for the applicant, and Nick Marchini for the project architects, spoke in favour of the application.

The Committee’s discussions included the following points:

·       The proposal would improve the visibility of the historic skyline.  Whilst there was some harm in terms of the impact on views, this was relatively minor;

 

·       The increased permeability (rather than a single footprint building), and improvements to the streetscape which the development offered, were a significant benefit;

 

·       The developer had taken account of the views of the community, stakeholders, the Oxford Design Review Panel, Historic England and the Council to develop a proposal which was of high quality;

 

·       The proposal involved re-purposing an existing building rather than demolishing and rebuilding;

 

·       The provision of additional seating would be a particular benefit to elderly residents;

 

·       The inclusion of additional trees  ...  view the full minutes text for item 90.

91.

21/02513/FUL: Victoria Hotel, 178-184 Abingdon Road, Oxford pdf icon PDF 403 KB

Site Address:

Victoria Hotel, 178 - 184 Abingdon Road, Oxford

Proposal:

Demolition of existing hotel. Erection of a three storey 38no. bedroom hotel (use class C1) and creation of 1no. 2 bedroom maisonette (use class C3). Provision of plant room, soft landscaping, vehicular and cycle parking and bin storage.

Reason at Committee:

The proposal is a major development.

Recommendation:

The Oxford City Planning Committee is recommended to:

1.      resolve that if an appeal had not been lodged the application would have been refused for the reasons given in the report

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

·     finalise the recommended reasons referred to in paragraph 1.1.1 above for the purposes of defending the appeal including such refinements, amendments, additions and/or deletions as the Head of Planning Services considers reasonably necessary.

 

Additional documents:

Minutes:

The Committee considered an application (21/02513/FUL) for demolition of existing hotel; erection of a three storey 38no bedroom hotel (use class C1) and creation of 1no 2 bedroom maisonette (use class C3); provision of plant room, soft landscaping, vehicular and cycle parking, and bin storage.  The application was currently the subject of an appeal which had been lodged on the grounds of non-determination and therefore the application could not now be determined by the Council.  The report therefore recommended refusal reasons for the purposes of defending the appeal.

The Planning Officer gave a presentation and made the following updates:

·         The Oxfordshire Architectural and Historical Society had submitted a further written comment on Thursday 8 April following the publication of the committee report.  This expressed concerns that the demolition of the recently locally-listed building had not formed a recommended reason for refusal.  In response, officers advised that the inclusion of a building or a place on the Oxford Heritage Asset Register placed no additional legal requirements or responsibilities on property owners over and above those required for planning permission or building regulation approval.  There was no additional protection from demolition.  Officers had carefully considered the acceptability of the proposals as outlined in the officer’s report, and having regard to paragraph 203 of the NPPF and policy DH5 of the Oxford Local Plan and advised that demolition of the building should not be put forward as a refusal reason for the purposes of defending the appeal.

 

Officers had also been mindful of the impact of the proposed development on non-designated heritage assets, and had formed the view that the public benefits of the scheme would outweigh the loss of the non-designated heritage asset in this case. 

 

·         The officer’s report had specifically referred to the application site not being within a controlled parking zone (CPZ).  In fact, the surrounding area was within the South Oxford Extension CPZ. Abingdon Road itself was not within that CPZ as it was already subject to restrictions which precluded parking within much of the vicinity of the site.  This did not impact on the assessment which officers had made in the report, and the proposals already included a significant reduction in car parking. 

 

·         As set out in the report, the applicants had lodged an appeal against non-determination in March 2022 in the expectation that this would speed up the decision process.  The appeal had not yet started, but given recent appeals it was anticipated that there may be a backlog of a few months.  When the appeal did start, the committee report and minutes from this meeting would form the basis of the Council’s Statement of Case.  Members of the Committee were not in a position to refuse the application, but rather to resolve that, if an appeal had not been lodged, the application would have been refused for the reasons given in the committee report.  This formed the officers’ recommendation.

In discussion, a question was raised as to whether the stated reasons for refusal involved issues which  ...  view the full minutes text for item 91.

92.

22/00003/FUL: 40 Masons Road, Oxford OX3 8QJ pdf icon PDF 171 KB

Site Address:

40 Masons Road, Oxford, OX3 8QJ

Proposal:

Change of use from dwellinghouse (Use Class C3) to House in Multiple Occupation (Use Class C4). (Retrospective)

Reason at Committee:

This application has been called in by Councillors Brown, Turner, Clarkson, Chapman, Rowley, Munkonge and Walcott, for reasons of the loss of a family dwelling and parking pressures.

Recommendation:

The Oxford City Planning Committee is recommended to:

1.            approve the application for the reasons given in the report and subject to the required planning conditions set out in section 12 of this report and grant planning permission

2.            agree to delegate authority to the 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 Head of Planning Services considers reasonably necessary.

 

Additional documents:

Minutes:

The Committee considered an application (22/00003/FUL) for change of use from dwellinghouse (use class C3) to House in Multiple Occupation (use class C4) (retrospective).

The Planning Officer gave a presentation and reported that the property was already in use as a House in Multiple Occupation (HMO) and was licenced by the Council as such until 4 January 2023, for up to 6 occupants.  Whilst change of use from Class C3 to Class C4 did not usually require planning permission, an Article 4 Direction introduced on 24 February 2012 meant that planning permission was required for this change of use class within Oxford City.

The Planning Officer informed the committee that the development was considered acceptable in principle, complied with the concentration of HMOs allowed in the local area, and would not result in a change to the character of the area or imbalance within the community.  The property provided a good standard of accommodation which complied with the Council’s Landlord Guide to Amenities and Facilities for Houses in Multiple Occupation. 

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

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

The Oxford City Planning Committee resolved to:

 

1.    approve the application for the reasons given in the report and subject to the required planning conditions set out in section 12 of the report and grant planning permission;

 

2.    delegate authority to the 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 Head of Planning Services considers reasonably necessary.

93.

Minutes pdf icon PDF 415 KB

Recommendation: to approve the minutes of the meeting held on 23 March 2022 as a true and accurate record.

 

Minutes:

The Committee resolved to approve the minutes of the meeting held on 23 March 2022 as a true and accurate record.

94.

Forthcoming applications

Items currently expected to be considered by the committee at future meetings are listed for information. This is not a definitive list and applications may be added or removed at any point. These are not for discussion at this meeting.

 

21/01176/FUL: Former Dominion Oils Site, Railway Lane, Oxford, OX4 4PY

Major

21/01261/FUL: St Hilda's College, Cowley Place, Oxford, OX4 1DY

Major

21/01405/FUL: 1 & 3 Jack Straw's Lane and 302 304 & 312 Marston Road, Oxford

Major

21/01695/FUL: Thornhill Park, London Road, Headington,Oxford, OX3 9RX

Major

21/02120/OUT: Plot 18 And Plots 23-26, Oxford Science Park, Grenoble Road, Oxford, OX4 4GB

Major

21/02581/FUL: 1 North Street, Oxford, OX2 0AY

Called-in

21/02639/FUL: Land West Of 75 Town Furze, Oxford, OX3 7EW

Called-in

21/02776/RES: Land At Barton, Northern By-pass Road, Oxford, OX3 9SD

Reserved Matter

21/03114/CT3: Former Workshop at Lanham Way, Oxford, OX4 4PU

Major

21/03622/VAR: Helena Kennedy Centre, Headington Hill, Headington, Oxford OX3 0BT

Major

21/03241/FUL: Julianstow Cottage, 10 Harberton Mead, Oxford, OX3 0DB

 

21/03178/FUL: 3 Iffley Turn, Oxford OX4 4DU

Called-in

21/01176/FUL: Former Dominion Oils Site, Railway Lane, Oxford OX4 4PY

Major

20/00081/RES: Oxford North Northern Gateway, Land Adjacent A44, A40, A34 and Wolvercote Roundabout A40 Section from Cherwell District Council Boundary to Wolvercote Roundabout, Oxford OX2 8JR

Major

22/00040/PIP: The Crown and Thistle, 132 Old Road, Headington, Oxford OX3 8SX

Called-in

22/00410/LBC: Green Templeton College, Woodstock Road, Oxford, OX2 6HG

Major

22/00409/FUL: Green Templeton College, Woodstock Road, Oxford OX2 6HG

Major

22/00129/FUL: 5 Oxford Castle, New Road, Oxford OX1 4AY

Called-in

22/00131/LBC: 5 Oxford Castle, New Road, Oxford OX1 1AY

Called-in

22/00130/ADV: 5 Oxford Castle, New Road, Oxford, OX1 1AY

Called-in

22/00393/FUL: 39 South Parade, Oxford OX2 7JL

Called-in

22/00675/RES: Part Of Oxford North Northern Gateway Land Adjacent A44 A40 A34 And Wolvercote Roundabout, A40 Section From Cherwell District Council Boundary To Wolvercote Roundabout, Oxford OX2 8JR

Reserved Matter

 

Minutes:

The Committee noted the list of forthcoming applications.

95.

Dates of future meetings

Future meetings of the Committee are scheduled at 6.00pm on:

 

2022

2022

24 May

20 September

21 June

18 October

19 July

15 November

16 August

13 December

 

 

 

Minutes:

The Committee noted the dates of future meetings.