Site address: Magdalen College School , Cowley Place, Oxford, Oxfordshire

Proposal: Demolition of the existing Science Buildings. Partial demolition of the Quinn and 1928 Buildings. Erection of a three storey academic building (Use Class F1(a)). Installation of solar panels, alterations to landscaping and associated works. Provision of cycle parking (amended description) 

Reason at Committee: The application is a major planning 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 12 of this report and grant planning permission subject to the satisfactory completion of a unilateral undertaken between the applicant and Oxfordshire County Council 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 and Regulation to: finalise the recommended conditions and unilateral undertaking 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 issue the planning permission. 

Site address: Magdalen College School , Cowley Place, Oxford, Oxfordshire

Proposal: Demolition of the existing Science Buildings. Partial demolition of the Quinn and 1928 Buildings. Erection of a three storey academic building (Use Class F1(a)). Installation of solar panels, alterations to landscaping and associated works. Provision of cycle parking (amended description)

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 subject to the satisfactory completion of a unilateral undertaken between the applicant and Oxfordshire County Council 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 and Regulation to: finalise the recommended conditions and unilateral undertaking 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 issue the planning permission.

The Committee considered an application for the demolition of the existing Science Buildings. Partial demolition of the Quinn and 1928 Buildings. Erection of a three storey academic building (Use Class F1(a)). Installation of solar panels, alterations to landscaping and associated works. Provision of cycle parking.

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 proposals include the retention of the existing mature trees on Iffley Road, except for one diseased ash tree and one lime tree that were removed. Landscaping was enhanced along the Iffley Road frontage and within the school site, with biodiversity improvements around the prominent School assembly hall at the corner of Cowley Place and the Plain. Partial demolition of a 1928 single storey building on Cowley Place, identified as a non-designated heritage asset with architectural interest, was justified within the proposals.
• Officers found that the development caused less than substantial harm to the Conservation Area and views, but this was outweighed by the educational benefits and improvements to the partnerships program. The harm to non-designated heritage assets, including the 1928 building and setting of Big School were also considered outweighed Archaeological concerns were addressed through conditions.
• Transport impacts during construction and operation were carefully assessed. Although more classrooms were added, student numbers were not increased and vehicle movement remained unchanged. The school monitored traffic closely and improved the coach program in consultation with Oxfordshire County Council Highways and local residents. A legal agreement was included to be required as part of the officer recommendation to secure travel plan monitoring, along with conditions to enhance cycle parking.
• The development was recommended as acceptable in design. Heritage impact and neighbour amenity, with remaining issues to be addressed by conditions.

Helen Pike and Lyana Powlesland 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 around construction traffic management during demolition and building works, with questions around delivery hours and controls. The Development Management Team Leader responded that these would be regulated by conditions.
• Questions were raised around the demolition of the 1928 building. The Development Management Team Leader explained that the demolition was necessary to create more space and facilitate construction access as part of the application.
• Questions were raised around the engagement with local primary schools and the continuity of the outreach program. The Development Management Team Leader and the applicant confirmed ongoing discussions with local schools were underway and that the program would be required to be expanded by  condition ensuring increased participation.
• Concerns were raised about the impact of the development on the Conservation Area, including harm from demolition and site boundaries. The Development Management Team Leader acknowledged that there was less than substantial harm but emphasised that public benefits outweighed the harm. The partial loss of the 1928 building was also considered to be harmful but outweighed by public benefits. In considering this matter officers pointed out that the 1928 building has already been partially demolished previously.
• Concerns were raised about the landscaping and tree retention. The Development Management Team Leader responded that the buildings staggered design would protect existing trees and create more space, acknowledging the buildings large scale and seasonal considerations for tree maintenance.

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 subject to the satisfactory completion of a unilateral undertaken between the applicant and Oxfordshire County Council 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 and Regulation to: finalise the recommended conditions and unilateral undertaking 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 issue the planning permission.