Site address: 152 London Road, Headington, Oxford, OX3 9ED

Proposal: Demolition of existing retail store (Use Class E). Erection of new building at 2 to 3 storeys (with basement) to provide Use Class E floorspace comprising use for research and development and offices. Service area, landscaping (including low walls to London Road and Stile Road), cycle parking, bin stores, and alterations to access off Stile Road.

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 Director of Planning & Regulation to:

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

·       finalise the recommended legal agreement under section 106 of the Town and County Planning Act 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 Planning and Regulation considers reasonably necessary; and

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

Site address: 152 London Road, Headington, Oxford, OX3 9ED

Proposal: Demolition of existing retail store (Use Class E). Erection of new building at 2 to 3 storeys (with basement) to provide Use Class E floorspace comprising use for research and development and offices. Service area, landscaping (including low walls to London Road and Stile Road), cycle parking, bin stores, and alterations to access off Stile Road.

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 Planning & Regulation to:

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

·       finalise the recommended legal agreement under section 106 of the Town and County Planning Act 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 Planning and Regulation 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 demolition of existing retail store (Use Class E). Erection of new building at 2 to 3 storeys (with basement) to provide Use Class E floorspace comprising use for research and development and offices. Service area, landscaping (including low walls to London Road and Stile Road), cycle parking, bin stores, and alterations to access off Stile Road.

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 a Class E site which is currently a Co-Op and post office, on the corner of London Road and Stile Road, proposing a 2 to 3 storey building with basement for research and office use. While there was local objection over the loss of community facilities, both the existing and proposed uses fell within Class E, therefore planning controls could not prevent the closure.
• The proposal followed a previously refused hotel scheme, with the new design reducing the buildings height and bulk. Officers considered the revised scheme to be more appropriate and not harmful to the setting of the adjacent Conservation Area, listed structures or St Andrews Primary School.
• Children’s Services and the adjoining primary school raised concerns, particularly around demolition timing and potential amenity impacts. These were addressed through proposed planning conditions, including restrictions during term time. Officers concluded there would be no unacceptable harm to the school, residents or local environment. Highway, drainage, sustainability and design issues were reviewed, with four outstanding technical matters identified as resolvable by condition.
• The Planning Officer concluded that subject to these conditions and a Section 106 agreement, the application was considered acceptable and recommended for approval.

Councillor Smowton spoke against the application.

Nik Lyzba and Chris Hale 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 about the impact of the noise during demolition and construction, particularly on the adjacent school. The Principal Planning Officer confirmed that a bespoke condition had been agreed with the applicant to prevent noisy works during school hours and term time. Weekend and evening construction times were also discussed.

·       Questions were raised about the County Council’s objections, including concerns over cycle parking design and whether the development met the requirements for a car-free scheme. The Principal Planning Officer confirmed the development remained policy-compliant and noted the County Council’s position on specific cycle storage types.

·       Concerns were raised about overlooking and safeguarding, including the use of air source heat pumps. The Principal Planning Officer confirmed these were addressed through conditions, including long-term safeguarding strategies and monitoring of any potential noise impact post occupation.

·       Questions were raised regarding the impact on nearby residential properties, including the height and proximity of the proposed building. The Principal Planning Officer clarified distances and building heights and confirmed that these matters were assessed in the report and addressed through the schemes design.

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.

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 Planning & Regulation to:

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

·       finalise the recommended legal agreement under section 106 of the Town and County Planning Act 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 Planning and Regulation considers reasonably necessary; and

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