The Committee considered an application (22/00393/FUL) for partial demolition of the existing building; erection of a three storey building to create 6 no. 1 bedroomed flats (use class C3); alterations to the existing building to form 3 no. 1 bedroomed flats (use class C3); alterations to fenestration on the west elevation; provision of bin and cycle stores; and alterations to landscaping and other ancillary works at 39 South Parade, Oxford.

The Planning Officer presented the report and informed the Committee that:

·       The application site comprised a large Victorian building which had originally been used as a greengrocers at ground floor level with accommodation above, but which had since been converted to being wholly residential in nature.  The building had also been extended rearwards;

·       The site lay within the Summertown district centre; the Summertown area of change; and the Southern Terraces character area of the Summertown and St Margaret’s neighbourhood plan;

·       The proposal included no car parking, but did include landscaping to the front and rear and also an external rear stairway to provide access to the upper floors;

·       The application was considered to be acceptable in planning terms, and to accord with planning policies for the reasons set out in the report.

Rosalind Philps, Jane Binyon and Nick Georgiou, local residents, spoke against the application.

Nik Lyzba, agent and Bruce Coburn, architect, spoke in favour of the application.

The Committee asked questions of officers about the details of the application.

In discussion the Committee considered various issues of concern, including (but not limited to):

·       The implications on privacy, daylight and sunlight for the residents of nearby properties at 42, 43 and 44 South Parade, and the potential for overbearing impact on the property at 60 Stratfield Road;

·       The visual impact of the development on Stratfield Road, given that the majority of the development would face onto Stratfield Road rather than South Parade.  Although the development site is land belonging to and associated with 39 South Parade, the development would sit at the rear of 39 South Parade, fronting onto Stratfield Road.

·       The insertion of a tall, flat-roofed contemporary building amidst existing Victorian and Edwardian buildings.  The application site represented a transition between different patterns of development on South Parade and Stratfield Road;

·       There were examples of successful juxtapositions between old and modern buildings elsewhere in the City; however, in such cases there was a need for careful consideration of building design in order to ensure an appropriate transition;

·       Objections to the design had been expressed by local residents;

·       The proposal was not considered to be in accordance with the design policies of the local plan and the neighbourhood plan.

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

A proposal to approve the application was moved and seconded.  On being put to the vote the motion fell.

A proposal to refuse the application for the reasons set out in 1) and 2) below and with authority being delegated to the Head of Planning Services to finalise those reasons was moved and seconded.  On being put to the vote the Committee resolved to refuse the application.

1)       The design fails to comply with policies in the Summertown and St Margaret’s Neighbourhood Plan and the Local Plan;

2)       The impact of the proposal on neighbouring amenity; specifically the loss of privacy to the rear of properties at 42, 43 and 44 South Parade and 60 Stratfield Road caused by overlooking by stairwells, contrary to Policy H14.

The Oxford City Planning Committee resolved to:

1.    Refuse the application for the following reasons:

1)    The design fails to comply with policies in the Summertown and St Margaret’s Neighbourhood Plan and the Local Plan;

2)    The impact of the proposal on neighbouring amenity; specifically the loss of privacy to the rear of properties at 42, 43 and 44 South Parade and 60 Stratfield Road caused by overlooking by stairwells, contrary to Policy H14;

and

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

·       Finalise the above reasons for refusing the application including such refinements, amendments, additions and / or deletions as the Head of Planning Services considers reasonably necessary; and

·       Refuse the planning application.