The Committee considered an application (23/00708/RES) for reserved matters approval of scale, layout, landscaping, and appearance for the erection of commercial building, erection freestanding service pavilion for storage of associated waste and gas bottle storage and provision of landscaping (Plot B) at Oxford North Northern Gateway Land Adjacent A44 A40 A34 and Wolvercote Roundabout, A40 Section from Cherwell District Council Boundary to Wolvercote Roundabout.

The Planning Officer gave a presentation and highlighted the following:

·      An updated version of the National Planning Policy Framework (NPPF) had been published on 5 September, which was after the officer’s report had been finalised.  The Planning Officer confirmed that there had been no alteration to the assessment contained in the report or the officer’s recommendation arising from the update to the NPPF.

·      Further comments had been received from Oxfordshire County Council on 18 September in relation to drainage.  The County Council was still requesting clarification on how the detached pavilion buildings would follow SUDS guidelines; matters relating to the capacity of the existing drainage ditch to accommodate drainage flow and consent from the relevant body; and details relating to how the brown roofs of each of the buildings would drain.  Officers were therefore seeking delegated authority to resolve the County Council’s remaining concerns.

·      No further public comments had been received following the consultation expiry date on 18 September.

·      Correction was required to paragraph 10.53 of the report which referred to the maximum parking standards being one space per 62sqm of employment floor space.  This should read one space per 62.5sqm of employment floor space. 

·      The proposal would provide 16,561sqm of flexible laboratory and office space, cycle storage, refuse stores and specialist waste and gas bottle stores, as well as new soft landscaping (including tree planting) to the west of the building and level access for cyclist and pedestrians.

·      The principle of providing life sciences space fully aligned with the Land Use Parameter Plan for the Oxford North site and the overall vision for delivery of the site in terms of overall uses which would enhance the knowledge economy.

·      188 cycle parking spaces would be provided.  A number of these would be in a detached pavilion to the west of the main building, with further spaces (single tier Sheffield stands) surrounding the building.  Waste storage and gas bottle storage would also be provided within a detached pavilion building to the west.  As with Building A, cycle parking was based on the Oxford Local Plan standard but was below the requirement set out under Policy NG4 of the Northern Gateway Area Action Plan.  As set out in the report, officers considered that the departure from Policy NG4 was justified considering future demand for cycle parking consistent with the applicant’s travel plan.

·      No car parking provision was directly proposed: a car parking strategy condition would be required in order to deal with future car parking provision.

·      The proposal included areas of green roofs which would sit above flat roofs.  This would contribute to the biodiversity net gain strategy and drainage strategy for the building.  The third floor of the building also included an outdoor terrace area above the front entrance for use by the occupiers as communal space.

·      Officers considered that the building design was of a high standard and appropriate for the site context in terms of its scale and appearance.  The Sustainability Strategy fully met Policy RE1 requirements and exceeded the 40% reduction target for carbon emissions as assessed against Part L building regulations and was capable of meeting the BREEAM excellent rating requirements.

·      The majority of the building would sit fully within the height parameters approved under the hybrid permission.  However, as set out in the report there were smaller sections of the building which did deviate from the heights allowed for within the Height Parameter Plan.  When considered in the context of the building and the scope of the overall application officers considered that the additional scale would not have an adverse visual impact when considered within the key views that were assessed within the applicant’s provided Landscape and Visual Impact Assessment (LVIA).

The Committee asked questions about the details of the report, which were responded to by officers, the applicant, agent, architect and technical consultant.  The Committee’s discussions included, but were not limited to:

·        A committee member commented that some of the cycle parking within the pavilion would be provided by double height stands, which could be difficult for those with non-standard bikes or who were not fully able-bodied.  The agent responded that there would also be Sheffield stands and spaces for larger bikes provided within the secure enclosures.

·        Some committee members drew attention to the sharp zig-zag of the access path.  It was noted that the aim was to achieve a level gradient, but some committee members considered that it may result in users cutting across landscaping to create a shorter route, or risk cyclists taking a sharp bend.

On being proposed, seconded and 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 the resolution of the County Council’s remaining concerns or objections relating to drainage which was delegated to the Head of Planning Services.

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; 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 and issue the reserved matters approval; and

·       respond to any comments received by Oxfordshire County Council (Lead Local Flood Authority) to resolve any concerns or objections and to finalise any recommended conditions relating to site drainage.