Site address: Warneford Hospital, Warneford Lane, Oxford

Proposal:

1. Outline application (with all matters reserved save for "access"), for the demolition of existing buildings and erection of a graduate college for the University of Oxford comprising Student accommodation (Sui Generis), ancillary college buildings (Sui Generis), provision of landscaping, bin and cycle parking, car parking, public realm and open space. 

2. Full application for demolition of existing buildings and partial demolition of existing walls, erection of a hospital building (Use Class C2), a research building (Use Class E(g)(ii)), a hospital research link building (C2/E(g)(ii)), and erection of relocated POWIC/SANE building (Use Class E(g)(i)and (ii)) and pavilion building. Provision of associated car parking, cycle parking, bin storage, access, landscaping, public realm works and associated infrastructure works. Refurbishment and repair of the Gate Lodge and use for residential accommodation associated with the College (Use Class Sui generis)  

(Amended documents and additional transport documents) 

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 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 and Regulation to: 

·       seek amended plans to show:  

o   The revised pedestrian route from the new north gate being diverted around the historic embankment and the 2no trees within this embankment retained. Including any updates to any related architectural, parameter or landscape plans which show these elements. 

o   The revised pedestrian route from the new north gate, moving east – this will show a large gap for pedestrians between the car parking spaces. Including any updates to any related architectural, parameter or landscape plans which show these elements. 

·       seek amended technical documents to reflect the above changes including: 

o   Arboricultural Impact Assessment  

o   Landscaping and Planting Character Report 

o   Landscaping Management Plan 

o   Delivery and Servicing Plan  

o   Design and Access Statement 

o   Design Code 

o   Transport Assessment 

o   Travel Plan 

·       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; 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 Services considers reasonably necessary; and 

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

Site address: Warneford Hospital, Warneford Lane, Oxford

Proposal:

i.               Outline application (with all matters reserved save for "access"), for the demolition of existing buildings and erection of a graduate college for the University of Oxford comprising Student accommodation (Sui Generis), ancillary college buildings (Sui Generis), provision of landscaping, bin and cycle parking, car parking, public realm and open space.

ii.              ii. Full application for demolition of existing buildings and partial demolition of existing walls, erection of a hospital building (Use Class C2), a research building (Use Class E(g)(ii)), a hospital research link building (C2/E(g)(ii)), and erection of relocated POWIC/SANE building (Use Class E(g)(i)and (ii)) and pavilion building. Provision of associated car parking, cycle parking, bin storage, access, landscaping, public realm works and associated infrastructure works. Refurbishment and repair of the Gate Lodge and use for residential accommodation associated with the College (Use Class Sui generis)

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 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 and Regulation to:

•       seek amended plans to show:

o   The revised pedestrian route from the new north gate being diverted around the historic embankment and the 2no trees within this embankment retained. Including any updates to any related architectural, parameter or landscape plans which show these elements.

o   The revised pedestrian route from the new north gate, moving east – this will show a large gap for pedestrians between the car parking spaces. Including any updates to any related architectural, parameter or landscape plans which show these elements.

•       seek amended technical documents to reflect the above changes including:

o   Arboricultural Impact Assessment

o   Landscaping and Planting Character Report

o   Landscaping Management Plan

o   Delivery and Servicing Plan

o   Design and Access Statement

o   Design Code

o   Transport Assessment

o   Travel Plan

•       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; 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 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 demolition of existing buildings and erection of a graduate college for the University of Oxford comprising Student accommodation (Sui Generis), ancillary college buildings (Sui Generis), provision of landscaping, bin and cycle parking, car parking, public realm and open space. Full application for demolition of existing buildings and partial demolition of existing walls, erection of a hospital building (Use Class C2), a research building (Use Class E(g)(ii)), a hospital research link building (C2/E(g)(ii)), and erection of relocated POWIC/SANE building (Use Class E(g)(i)and (ii)) and pavilion building. Provision of associated car parking, cycle parking, bin storage, access, landscaping, public realm works and associated infrastructure works. Refurbishment and repair of the Gate Lodge and use for residential accommodation associated with the College (Use Class Sui generis)

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

• The Planning Officer provided a verbal and written update which was circulated around Committee, noting minor corrections to the committee report including but not limited to the Natural England Three Tests in respect of ecology and recommendations since the agenda’s publication. 
• The Planning Officer further updated Committee on the public consultation, which expired on 21 April. Since publication, one consultee comment had been received from the Environment Agency stating no further remarks. A petition opposing increased parking at the Warneford site had been submitted with 478 signatures, including 452 signatures from residents of Oxford and the other 26 signatures from outside of Oxford. These comments reflected objections already addressed in the report.
• The site had been allocated for redevelopment in both the Oxford Local Plan 2036 and the Emerging Local Plan 2045. Overall, the redevelopment of the Warneford Hospital site for a new mental health hospital, research and development facilities and a graduate college is supported by these policies.
• The Planning Officer stated that the scheme had been carefully designed to deliver a modern mental health facility and research centre, with buildings appropriate in design, siting and context, causing no harm to the surrounding area.
• Transport impacts had been assessed and while parking would increase, it had been considered the minimum necessary. The proposal supported active travel and was supported by an appropriate transport assessment.
• Additional drainage information, including further infiltration testing, hydrogeology reports and flood risk assessments had addressed earlier concerns. Subject to conditions, the drainage strategy had been deemed acceptable with no significant groundwater impact anticipated.
• Officers had concluded the development was acceptable in terms of flooding, air quality, noise, land contamination, design, heritage assets including archaeology, highways, residential amenity, trees, ecology and sustainability, all in line with relevant policies. It was therefore recommended that the Committee resolved to grant planning permission for the development proposed subject to the legal agreement and conditions as listed in the report.

The Chair granted the public speakers on both sides 10 minutes to speak.

Aeron Buchanan, Councillor Hunt, Danny Yee, Councillor Emma Garnett and Iona Foster spoke against the application.

Eric Parry, Heather Smith, Helen Ensor, John Rhodes, Neil Marshall, Nigel Porter and Samantha Robinson 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 parking and possible design or enforcements measures to reduce it, particularly informal parking. The Planning Officer noted informal parking was largely beyond their control but that the car park management plan could manage usage.
• Concerns about the future Local Plan requirements with respect to parking were discussed as well as a reduction in basement parking. Officers provided clarification and the Development Management Service Manager confirmed a Car Parking Monitoring and Review Plan secured through the section 106 agreement could regulate permit allocation. Officers confirmed that a phased reduction in the basement parking would be secured through the S106.
• Clarifications had been provided on staff and visitor parking numbers.
• Questions on drainage impacts were addressed, with the Planning Officer explaining that extensive discussions and expert input had satisfied drainage officers that there would be no adverse effects.
• Concerns about traffic affecting bus services and congestion were raised. The Highways Officer stated the CYCLOPS junction would be the most affected, though not due to additional traffic and that impacts at other junctions such as Old Road and Churchill Drive would be acceptable and unlikely to disrupt bus services. The Highways Officer confirmed the highway impacts would not be severe. The Development Management Service Manager confirmed that the applicant had committed to reducing car modal share to 25% and that improvements to bus services secured through the S106 would help deliver that.
• The Development Management Service Manager confirmed that the Local Plan policies do not prevent an increase in parking on this site. Increases in parking are assessed on a case-by-case basis informed by the Transport Assessment.
• Members emphasised that parking management will be crucial and asked officers to ensure the Car Parking Monitoring and Review Plan in the S106 is deliverable and enforceable.

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 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 and Regulation to: 

·       seek amended plans to show:  

o   The revised pedestrian route from the new north gate being diverted around the historic embankment and the 2no trees within this embankment retained. Including any updates to any related architectural, parameter or landscape plans which show these elements. 

o   The revised pedestrian route from the new north gate, moving east – this will show a large gap for pedestrians between the car parking spaces. Including any updates to any related architectural, parameter or landscape plans which show these elements. 

o   The retained trees T245 within Zone 2 and T65 within Zone 1. Including any updates to any related architectural, parameter or landscape plans which show these elements.

·       seek amended technical documents to reflect the above changes including: 

o   Arboricultural Impact Assessment  

o   Landscaping and Planting Character Report 

o   Landscaping Management Plan 

o   Delivery and Servicing Plan  

o   Design and Access Statement 

o   Design Code 

o   Transport Assessment 

o   Travel Plan 

·       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; 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 Services considers reasonably necessary; and 

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