Site address: Land at Oxpens Road, Oxford, Oxfordshire

Proposal: Outline application (with all matters reserved except for access) for a mixed-use scheme comprising residential and student accommodation (Class C2, Class C3 and Sui Generis), commercial, business and service (Class E), and Hotel (Class C1) uses, with public realm, landscaping, associated infrastructure and works, including pedestrian and cycle routes.

Reason at Committee: Major Application

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 11 of this report 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 this report; and

2.    Agree to delegate authority to the Head of Planning 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 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 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 Services considers reasonably necessary; and

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

The Committee considered an outline application (22/02954/OUT) (with all matters reserved except for access) for a mixed-use scheme comprising residential and student accommodation (Class C2, Class C3 and Sui Generis), commercial, business and service (Class E), and Hotel (Class C1) uses, with public realm, landscaping, associated infrastructure and works, including pedestrian and cycle routes.

The Planning Officer gave a presentation outlining the details of the location and the proposal. This included site photos and existing and proposed elevations and plans.

• The Planning Officer provided a verbal update regarding a letter received from the Environmental Agency (EA). Their updated comment maintained their objection to the development, citing concerns that it would lead to increased wastewater loads to the Oxford Sewage Treatment Works and risk further deterioration of water quality in Northfield Brook. However, they also recommended that, should the local authority approve the application, condition 17 outlined in section 11 should be included. . The officer also provided an update that para 6.2 of the report should make reference to the 2017 EIA regulations; para 9.197 the FRA was dated June 2024; and that para.10.7 should read that proposals that accord with the development plan should be approved without delay.
• The application sought outline planning permission for a mixed-use development on the current redundant and underused land. The purpose of the application was to regenerate the area by creating a new innovation quarter, which would feature commercial spaces, including laboratory space, a hotel and community facilities. In addition, the development would include 234 new city-centre dwellings, with 50% designated as affordable housing, as well as 258 student accommodation units. A new public open space, incorporating a riverside area, was also proposed.
• Although there was a high level of less than substantial harm to the setting and significance of the Central Conservation Area and Oxford skyline, it was determined that the public benefits that would derive from the proposed development would outweigh the harm.
• The recommendation is for Planning Committee to grant planning permission for the proposed development, subject to the conditions set out in the report and the completion of the legal agreement f on the terms set out in the report.

Councillor Muddiman spoke against the application.

Kevin Minns (Applicant) spoke in favour of the application.

Councillor Regisford did not vote during this item as she arrived late to the presentation.

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:

• Concerns were raised regarding the proportion of affordable housing and why residential units were not prioritised. The Planning Officer clarified that the adopted policies outline the required level of affordable housing, which is set at 50%. The current proposal meets this requirement, with an 80-20 split between social rented and shared ownership dwellings. Additionally, the scheme was providing a higher proportion of social rent than originally anticipated when the application first came forward.
• Questions were raised concerning parking provision and emergency vehicle access on the site. The Planning Officer explained that, as this is an outline planning application, the layout would be determined at a later stage. The applicant added that extensive tracking had been conducted across the site to ensure emergency vehicle access. He expressed confidence that the layout would be feasible, subject to approval of the reserved matters at a future stage.

On being proposed, seconded, and put to the vote, the Committee agreed with the officer’s recommendation to approve the application for the reasons listed on the report, and subject to the conditions set out in the report and the completion of a legal agreement.

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 11 of this report 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 this report; and

2.    Agree to delegate authority to the Head of Planning 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 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 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 Services considers reasonably necessary; and

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