The Committee considered an application (23/00142/FUL) for demolition of the rear accommodation block, conference block and pavilion building; erection of a replacement rear accommodation block, detached villa accommodation and courtyard garden accommodation; extension, alterations and reconfiguration of the hotel (including a remodelled front porch and building front) to provide 36 bedrooms, function space and operational improvements; extensive landscape enhancements, access and parking configuration and associated works at Linton Lodge Hotel, 11-13 Linton Road, Oxford.

The Planning Officer provided the following updates:

·      Since publication of the committee report three additional letters of representation had been received relating to: highways and parking; the impact of the development on the Conservation Area; and trees.  The issues raised had been addressed in the committee report; additionally the Planning Officer confirmed that the impact on tree T33 (a category A oak tree) had been considered as part of the application. Officers had concluded that the encroachment that the new building would have over the existing Root Protection Area of the tree was an acceptable level of impact: this view had been reached taking account of the fact that it was a relatively young and vital tree and had capacity to absorb and adapt to the site changes which were proposed.

·      Paragraph 10.39 should state that there would be no harm to the setting of the neighbouring listed buildings;

·      An additional condition would be included requesting details of the glasshouse and pergola to be provided and approved, as well as details, and associated screening, of the proposed condenser units.

The Planning Officer presented the report and highlighted the following:

·         The application sought planning permission for the redevelopment of the Linton Lodge Hotel. The redevelopment would include the demolition and replacement of the rear extension block to the main hotel and the introduction of two accommodation blocks: one in the garden located along the boundary the site shared with Northmoor Road, and one on Charlbury Road. The proposal would result in 36 additional hotel bedrooms taking the hotel to 123 bedrooms in total.

·         In addition the scheme proposed an expanded and centralised reception, café and bar area; new and improved hotel gardens; 9 car parking spaces (including 3 drop-off spaces, 3 disabled spaces and 3 standard spaces); 60 cycle parking spaces; and a new substation to the front.

·         The site lay entirely within the boundary of the North Oxford Victorian Suburb Conservation Area.  The proposed development would be in close proximity to two Listed Buildings: No. 7 Linton Road and No. 20 Northmoor Road. The site was also located within the Summertown and St Margarets Neighbourhood Area where a Neighbourhood Plan was in place.

·         The buildings had been designed and arranged to limit the harm to the Conservation Area.  Amended plans had been received showing the removal of the balconies in order to address concerns relating to overlooking and loss of privacy.

·         The report set out the impact of the development on the historic environment.   Whilst a low level of less than substantial harm to the Conservation Area had been identified, it was considered that no harm would be caused to the setting of the nearby listed buildings.  Great weight had been given to the conservation of these designated heritage assets but the public benefits of the scheme were considered to outweigh the level of harm caused.

·         With regard to impact on neighbouring amenity, the development was not considered to have an unacceptable impact with regard to loss of light, outlook, overlooking or overbearing impact.  Where potential harm had been identified mitigation measures had been incorporated.

·         No technical objections had been received to the application.

·         In conclusion officers considered the application to be acceptable in terms of principle, design, impact on neighbouring amenity, highways, heritage, trees, biodiversity and the issues set out in the report.  It was therefore recommended for approval subject to conditions and a section 106 agreement to secure a travel plan monitoring fee.

Philip Allen of the Linton Road Neighbourhood Association spoke against the application.

Paul Slater (agent) spoke in favour of the application.

The Committee asked questions about details of the application which were responded to by officers, the objector and the applicant’s consultants.  The Committee’s discussions included, but were not limited to:

·       The proposal involved the removal of an Edwardian greenhouse which had fallen into disrepair.  Its loss was considered by officers to be acceptable in terms of the scheme, and the applicant advised that it would be replaced by a new greenhouse;

·       The proposal comprised both existing buildings and new buildings: heating would therefore be by a mix of gas boilers and air source heat pumps;

·       In terms of trip generation, the proposal was expected to result in an increase of total person trips.  The focus would be on these being sustainable transport trips.  The level of trip generation had been discussed with the County Council as part of the highways impact.  No objection had been made to the proposal by Oxfordshire County Council on highways grounds;

·       The majority of the extension in Charlbury Road would be in an area where there was already built form;

·       A noise policy had been submitted with the application which set out the steps the applicant would take to ensure that noise from the hotel would not become problematic for neighbours;

·       A Committee Member suggested that as Charlbury Road was on National Cycle Network 51, and included a significant amount of school traffic, a condition should be included to require construction traffic to travel via Banbury Road and Linton Road only, or, if Charlbury Road could not be avoided, that construction traffic should be permitted to use that route outside of school hours only.  Officers advised that a Construction Traffic Management Plan was conditioned and that the County Council, as Highways Authority, would advise on the best routes to be used by construction traffic;

·       A Committee Member commented that the scheme presented a number of benefits, including enhancements to the Linton Road frontage and the economic benefits offered by the additional accommodation which would provide an alternative to AirBNB.   There were also some harms, such as that to the Charlbury Road frontage.  However, on balance he considered that those harms were outweighed by the benefits.

A proposal to refuse the application was moved and seconded.  On being put to the vote the proposal was lost.

A proposal to approve the officer’s recommendation was moved and seconded.  On being put to the vote the Committee agreed with the officer’s recommendation to approve the application for the reasons set out in the report, subject to the conditions set out in the report and additional conditions concerning a Construction Traffic Management Plan, the replacement of the glass house and pergola and the screening of the condenser units and the legal agreement to secure the planning obligations set out in the report.

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 additional conditions regarding a Construction Traffic Management Plan, the replacement of the glass house and pergola and the screening of the condenser units 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.       delegate authority to the 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 Head of Planning Services considers reasonably necessary.

·        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 Head of Planning Services considers reasonably necessary; and

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