Site address: Waynflete Building, 1 - 8 St Clement's Street, And 9-13 St Clements Street, Oxford

Proposal: Redevelopment of the site comprising the demolition of the Waynflete Building and the existing extensions at the rear of 9-13 St Clements. Erection of new buildings to accommodate commercial uses at ground level fronting St Clements, replacement student accommodation and sub-dean flats, and provision of a multipurpose space. Installation of comprehensive landscaping scheme (amended plans and ownership certificate).

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 12 of this report and grant planning permission and 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 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 for the redevelopment of the site comprising the demolition of the Waynflete Building and the existing extensions at the rear of 9-13 St Clements. Erection of new buildings to accommodate commercial uses at ground level fronting St Clements, replacement student accommodation and sub-dean flats, and provision of a multipurpose space. Installation of comprehensive landscaping scheme (amended plans and ownership certificate).  

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 application sought planning permission for the redevelopment of the site following the demolition of the Waynflete Building and the existing extensions at the rear of 9-13 St Clements. The proposal included the construction of new buildings to accommodate commercial uses at ground level, fronting St Clements, along with replacement student accommodation and sub-dean flats. Additionally, a multipurpose space was proposed, along with a comprehensive landscaping scheme.   

·       The application site is predominantly occupied by theWaynflete Building to the west and 9-13 St Clements to the east, located on the northern side of The Plain and St Clements. Notable buildings nearby included the River Cherwell and Magdalen Bridge to the west, as well as the main Magdalen College site to the north of the River Cherwell and the Magdalen School site to the south of the application site. The site is currently a mix of business uses and college accommodation, with the proposed development intending to retain these uses.  

·       The Planning Officer provided a verbal update, noting that the considerations of the associated listed building consent application were also relevant to this application. A small amount of less than substantial harm associated with the loss of the rear projections of 9-13 St Clementswasdeemed justified by thesignificant public benefits, which outweigh the harm. The Planning Officer alsoclarified that thisdid not affect the recommendation made in the report. Additionally, the Officerstated a condition was added to clarify the use of the multipurpose space, which had not been explicitly defined in the application description or documentation. As outlined in the officer’s report, this space would be ancillary to the student accommodation, and acondition to clarify this would be appropriate. The development was considered to provide a higher standardof student accommodation with a more energy-efficient building. The low level of less than substantial harm from the loss of the existence building was outweighed by the design and energy efficiency of the new development. The impact on neighbouring amenities was on balance considered acceptable in the urban environment. 

·       The recommendation is for Planning Committee to approve planning permission subject to conditions and section 106 agreement as set out in the officer report. 

Dr Peter Collins spoke against the application.  

Dinah Rose, Steven Sensecall and Gavin Henderson spoke in favour of the application.  

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 cycle parking, as well as cycle and pedestrian safety around the proposed development. The Planning Officer confirmed that cycle stands would be re-provided in front of the Sainsburys unit, with only the loss of two spaces, which would be covered by a section 278 agreement through the section 106 agreement. Regarding cycle and pedestrian safety, the Planning Officer explained that a construction traffic management plan would be put in place. Throughout the planning application process, Oxfordshire County Council Highways had been aware of the site’ssensitivity and requested additional information on collision data.  

·       Questions were raised about the retail unit, particularly regarding the impact of servicing for the retail space and public access.The Planning Officer clarified the retail unit’s size would be reduced and was therefore unlikely to be used by delivery lorries on the scale of the existing Sainsbury’s lorries.  Additionally, the Officer noted that Magdalen College School had access from the layby used for school drop off toa staircase down to the river terrace, with access under the bridge to avoid school pupils having to walk across The Plain. The proposed development would not prevent this from being able to take place. Regarding public access, the Planning Officer noted thatit was not currently available, but there was potential for public access in the future if people are using the multipurpose space. 

·       Concerns were also raised about the height of the proposed buildings in relation to the existing structures.The Heritage Officer explained relevant planning policy, the design rationale and that the application had considered the impact that the new buildings would have in significant views .The Architect further clarified that the scheme aimed to introduce a variety of building forms, of differing heights and masses that would relate appropriately to the surrounding immediate and wider context in which the new buildings would be seen, 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 (with an additional condition relating to defining the use of the multipurpose space) 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 12 of this report and grant planning permission and 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 Director of Place and Regulation to:  

·   finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Director of Place and Regulation 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 Director of Place and Regulation considers reasonably necessary; and  

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