The Committee considered an application (23/01412/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 C) 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 10.54 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 related to the delivery of a research and development building housing 15,290sqm of laboratory and office space.  It included the provision of hard and soft landscaping surrounding the building as well as a new pedestrian link to the north.  A detached store building was proposed for waste and gas bottle storage, located between the site of the building and the proposed multi-storey car park.

·      As with buildings A and B, no car parking was directly proposed within the application.  A car parking strategy would be required to deal with future car parking provision for the plot.  A strategy to re-provide the temporary car and cycle parking serving the Red Hall and the Phase 1a buildings, which would be lost through the development, would be conditioned.

·      168 cycle parking spaces would be provided at ground level, mainly within the envelope of the building itself but also within further detached spaces provided within Sheffield stands surrounding the building.  The cycle parking provision was based on the Oxford Local Plan standards, but as with Plots A and B was below the Policy NG4 Northern Area Gateway standards.  This departure was considered to be justified for the reasons set out in the report, based on existing and future demand for cycle parking consistent with the applicant’s travel plan.

·      The building would be five storeys in height, clad in a dark green metal material.  The plant area at the top of the building would be surrounded by metal mesh cladding, which would serve to make the upper sections appear less heavy.

·      The building would meet the 40% reduction in carbon emissions set against the Part L building regulations requirement and was capable of meeting BREEAM excellent requirements.  The Energy Strategy would comply fully with Policy RE1 requirements.  The building design included balcony spaces for use by future occupiers as outside space for social, communal or work purposes.

·      The majority of the building would sit within the height parameters approved under the hybrid permission.  However, as set out in the report there were smaller sections of the building which would deviate from the heights allowed for in the Heights Parameter Plan.  The site was in a location where there was provision for greater height.  Although the building appeared relatively large in scale it was predominantly compliant with the height parameters approved under the outline application and would be set in the context of similarly large buildings including the Red Hall and the Phase 1a buildings.  The impact on the development had been assessed thoroughly within the applicant’s provided Landscape and Visual Impact Assessment (LVIA), and within the scope of the development allowed for under the hybrid application.

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 new route would be provided to the north of the building which would connect to the new car park, with pavements either side of the access road.  The County Council had therefore considered that there was safe access from the car park into the building.

·        A requirement to submit a sample of the exterior material to be used before commencement of above ground works had been conditioned.  A committee member recommended that evidence of the material’s ability to withstand weathering should also be submitted.

·        A committee member did not agree with the officer’s assessment that the deviation from the height parameter plan would be small.

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

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.

·      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.