The Committee considered a reserved matters application (23/01509/RES) for approval of scale, layout, landscaping and appearance for the central landscaping area to include provision of a pond, woodland area and play area at Land Bounded by A34 and A44 and A40, Parcel 1, Woodstock Road, Oxford.

The Planning Officer gave a presentation and highlighted the following:

·        Following further discussion, it had been informally agreed with the County Council that the provision of a detailed surface water drainage strategy could be secured by condition. Officers were awaiting a formal response from the County Council confirming their acceptance of this.  It was therefore expected that a detailed surface water drainage strategy would become a further condition of approval in the event that committee members were minded to approve the application.

·        Two further conditions to secure the provision of a Landscape and Ecological Management Plan and details of ecological enhancements before first use of the development were proposed.  This would mean that the measures relating to ecological management which were listed in condition 9 (the Estate Management Plan) would no longer be required within that condition.

·        The proposals included the provision of a centrally sited park located to the north-east of the Red Hall, and a new area of public open space located directly to the north of the Red Hall (known as the Market Square) as well as an access road to the south of the Red Hall and the provision of a new access link for pedestrians and cyclists linking the A40 and the A44. 

·        In total, the combined proposals for the Central Park and Market Square would provide 12,960 sqm of public open space.  This equated to 16.8% of the total site area of the central parcel of the Oxford North Site and did not include any public open space which might also be provided in the adjacent plots outside of the application site.

·        The Central area would include areas of open amenity space which could be used for events as well as general use; wildflower meadow planting; tree planting; woodland; and a dedicated children’s play area.  The proposal also included the addition of a new pond, which as well as providing additional storage capacity for site drainage would also provide an attractive, natural looking feature within the public realm.  The park would step down toward the pond, forming an amphitheatre type space.

·        Officers considered that the space was well-designed and delivered the objectives of providing an attractive area of public realm, contributing towards biodiversity net gain and sustainable drainage and providing extensive additional tree canopy cover across the site.  The proposed new 4m wide shared pedestrian and cycle route linking the A40 and the A44 would also be in an appropriate location.

·        Officers considered that the location of the Market Square was well-considered and was in a better location than had previously been shown (to the north of Plot G).   It was of a sufficient size to accommodate a range of events and activities and would immediately join the Central Park, providing a connection between the two areas of public open space.

·        The proposals to the south of the Red Hall included the provision of a new service road which would extend off the primary street between the A40 and A44.  Access to this street would be limited to servicing vehicles and vehicles using the blue badge spaces located along the street. It would be a shared surface, which would also function for pedestrians and cyclists and was therefore considered to prioritise movement for pedestrians and cyclists over vehicle movements.

·        The proposal included the provision of 40 cycle parking spaces along the north and south of the road, as well as the provision of two courtyard spaces which would be provided to the north of the Phase 1a buildings.

·        Officers considered that the proposals complied with the parameters set out within the hybrid planning permission and complied with the policy provisions of the Northern Gateway Area Action Plan, the Local Plan and the NPPF.  The application was therefore recommended for approval.

Ron German (the applicant) spoke in favour of the application.

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

·         A committee member recommended that adequate seating should be provided around the play area; that the play equipment provided should be suitable for a range of users; and that the bins provided should be suitable for recycling.  The Planning Officer responded that condition 8 required approval of the design and specification of play equipment, and seating may also be considered as part of this.  The suitability of bin provision could be considered as Part of condition 9 (the Estate Management Plan).

·         A committee member commented that tree shade would be very important in the summertime (given that the area would be paved and therefore absorb a lot of heat) and recommended that the applicant consider planting semi-mature trees (rather than saplings) so that the area would be usable immediately.

·         Two committee members questioned whether the wording of condition 4 would allow officers to ensure that the type of crossings which the County Council considered appropriate were provided.  Officers clarified that the condition required the Local Planning Authority to approve the details of pedestrian and cycle crossings, and officers would seek to ensure as part of that process that the requirements of the County Council were met.

·         The applicant advised that Thames Valley Police had requested that the spaces surrounding the children’s play area not be lit; however, CCTV and 24-hour security would be provided.

·         The play area was primarily designed for younger children.  However, there were some incidental play features south of the Market Square which could be aimed at older children and used flexibly for independent play.  There was also scope for the lawn area to be used for play by various age groups and for various uses.  Further amenity space would also be provided within the residential part of the scheme which would be suited to older children.

The Committee was informed that since publication of the officer’s report, the role of the Head of Planning Services had changed to include regulatory services and the former Head of Planning Services had become the Head of Planning and Regulatory Services. The delegations shown in the report should therefore now refer to the Head of Planning and Regulatory Services (not the Head of Planning Services).

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 two additional conditions requiring a Landscape and Ecological Management Plan and an Ecological Enhancements Plan and the resolution of the County Council’s remaining objections relating to drainage, which was delegated to the Head of Planning and Regulatory 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, an additional condition requiring a Landscape and Ecological Management Plan and an Ecological Enhancements condition and the removal of the measures relating to ecological management from condition 9 (the Estate Management Plan) and grant planning permission.

2.             Delegate authority to the Head of Planning and Regulatory 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 and Regulatory Services considers reasonably necessary and issue the planning permission.

·       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.