Site address: Cinema, George Street, Oxford, Oxfordshire.

Proposal: Demolition of the existing cinema (use class sui generis) and erection of an aparthotel (use class C1) to include ground floor community use (use class F2). Provision of external landscaping, cycle parking and refuse storage.

Reason at Committee: Major development.

RECOMMENDATION

Oxford City Planning Committee is recommended to:

1.    approve the application for the reasons given in the report and subject to the required planning conditions set out in section 13 of this report and grant planning permission; and subject to:

·       the satisfactory completion of a legal agreement under section106 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 this report; and

2.    agree to delegate authority to the Head of Planning and Regulatory Services to:

·       finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Head of Planning and Regulatory Services considers reasonably necessary; and

·       finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in this 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 and Regulatory Services considers reasonably necessary; and

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

The Committee considered an application (24/01481/FUL) for the demolition of the existing cinema (use class sui generis) and erection of an aparthotel (use class C1) to include ground floor community use (use class F2). Provision of external landscaping, cycle parking and refuse storage.

The Planning Officer gave a presentation and provided the following updates and clarifications:

•         The Planning Officer noted there was one verbal update. Thames Water removed its requirement to restrict occupation until sewage works has been carried out. This is due to the current capacity of the treatment works which has been considered suitable to accept the development taking into account the additional floor space.

•         The proposed building would have a gross internal area of 6050 square metres. 3060 square metres of this floor area would be given to the community space at ground floor level. The Planning Officer confirmed that the maximum height of the building would be 19.7 metres to the roof level and up to 21m, including mechanical plant screen which would be located centrally on the roof plan.

•         The aparthotel would accommodate 145 rooms with kitchenettes as well as a café, lounge, gym, laundry facilities and a 24-hour reception on the ground floor. External cycle stores for community staff and visitors would be located to the rear of the building fronting Gloucester Green, as well as bin storage. The proposal includes a seating area within the public realm, which extends around the northern and eastern elevations of the proposed buildings.

•         The existing building does not appropriately respond to the site’s location with the city centre’s primary shopping frontages. The proposed ground floor would interact positively with the site’s context, enhancing the public realm. The proposed large full height window would animate the street and would be a significant improvement to the existing building.

•         The entrance to the community space is appropriately located , on the angled corner between George Street and St Georges Place which would be highly visible from the public realm and would best accommodate the level changes across the site. The second entrance would be located along Gloucester Green which is positive as it will promote further use of the space and enhance the public realm, as this elevation is currently blank.

•         Taking the heritage harm into account, it was considered by officers that the proposal would result in high level of less than substantial harm. Additionally, the proposal would also result in a low to moderate level of harm to a number of listed buildings, as set out in the committee report. In accordance with paragraph 206 in NPPF, it is considered that the heritage harm is justified by the provision of tourist accommodation, in the form of the aparthotel. This would encourage tourists and result in increased investment in the city.

•         It is therefore considered that the proposed development would respond appropriately, and it is recommended that Planning Committee approve the application subject to the section 106 legal agreement and finalisation of conditions.

Andrew Heselton (Applicant) and Andy Edwards spoke in favour of the application.

Councillor Dianne Regisford declared that she was a former resident and was advised not to take part in the discussion or vote.

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

•         Although there were various harms, including the visual impact particularly from the Castle Mound view, there were very significant benefits, such as the activation of frontage for Gloucester Green. Additionally, the creation of active frontage on George Street would be very positive. Therefore, the benefits surpass the risks.

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 13 of this report and grant planning permission; and subject to:

•         the satisfactory completion of a legal agreement under section106 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 this report; and

2.       delegate authority to the Head of Planning and Regulatory Services to:

•         finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Head of Planning and Regulatory Services considers reasonably necessary; and

•         finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in this 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 and Regulatory Services considers reasonably necessary; and

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