Site address: Ozone Leisure Park, Grenoble Road

Proposal: Demolition of existing commercial and leisure buildings (Class E/Sui Generis) and erection of a phased redevelopment of the site comprising of mixed use R&D laboratories (Class E(g)) with active ground floor uses (Class E), restoration of Grade II* Listed Minchery Priory public house (sui generis), construction of community leisure building (sui generis), construction of  Cowley Branch Line mobility hub, construction of electrical substation, hard and soft amenity and biodiversity landscape and public realm and other supporting or ancillary works and infrastructure including access and servicing (amended certificate of ownership). (Amended plans and 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; 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.    Delegate authority to the Director of Planning 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 Planning and Regulation considers reasonably necessary; and

•       resolve the outstanding objection made by the Environment Agency in relation to the 10m ecological buffer zone from the Littlemore Brook; and

•       finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers 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: Ozone Leisure Park, Grenoble Road

Proposal: Demolition of existing commercial and leisure buildings (Class E/Sui Generis) and erection of a phased redevelopment of the site comprising of mixed use R&D laboratories (Class E(g)) with active ground floor uses (Class E), restoration of Grade II* Listed Minchery Priory public house (sui generis), construction of community leisure building (sui generis), construction of Cowley Branch Line mobility hub, construction of electrical substation, hard and soft amenity and biodiversity landscape and public realm and other supporting or ancillary works and infrastructure including access and servicing (amended certificate of ownership). (Amended plans and documents)

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.    Delegate authority to the Director of Planning 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 Planning and Regulation considers reasonably necessary; and

•       resolve the outstanding objection made by the Environment Agency in relation to the 10m ecological buffer zone from the Littlemore Brook; and

•       finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers 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.

Councillor Henwood left the meeting.

The Committee considered an application for the demolition of existing commercial and leisure buildings (Class E/Sui Generis) and erection of a phased redevelopment of the site comprising of mixed use R&D laboratories (Class E(g)) with active ground floor uses (Class E), restoration of Grade II* Listed Minchery Priory public house (sui generis), construction of community leisure building (sui generis), construction of  Cowley Branch Line mobility hub, construction of electrical substation, hard and soft amenity and biodiversity landscape and public realm and other supporting or ancillary works and infrastructure including access and servicing (amended certificate of ownership). (Amended plans and documents).

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

•       The Planning Officer provided a verbal update to Committee, noting that since the publication of the report, an objection had been received from the Oxford Civic Society. The objection related to the balance between employment and housing across the Kassam Stadium and Overflow Car Park sites, the emerging Local Plan requirement for a master plan led approach, the proposed building heights, parking provision and the impact on neighbouring residents. The Planning Officer explained that the redevelopment was considered acceptable and in accordance with the NPPF and adopted and emerging local policies. While the emerging Local Plan promoted a comprehensive masterplan, limited weight could be given to it at this stage and a piecemeal approach could not be resisted in advance of its adoption.

•       In response to the concerns about parking, the Planning Officer confirmed that the 520 parking spaces outside the applications line boundary, secured through the section 106 legal agreement, would be reduced to 347. The Car Park Management Plan would limit car mode share to 33% on day one, reducing to 20% once the Cowley Branch line became operational. An additional clause within the section 106 would also allow parking provision to be reduced further.

•       The Planning Officer also addressed concerns regarding the proposed building heights, advising that the reduced heights, massing and improved articulation enabled the development to better relate to its surroundings. Verified view assessments concluded that the proposal would not result in unacceptable visual or residential amenity impacts. Heritage officers found no harm to the setting of the Central Conservation Area or the Littlemore Conservation Area, with only a low to moderate level of less than substantial harm identified to the setting of Minchery Farmhouse.

•       Concerns regarding the impact of Building A on residents of the Minchery Farm Cottages were addressed by referring to the separation distance of approximately 73 metres, existing vegetation between the sites and the findings of the daylight and sunlight assessment, which concluded that neighbouring privacy and sunlight would not be unacceptably affected. Officers considered these matters had been adequately addressed through the report, planning conditions and section 106.

•       The Planning Officer updated Committee on the Environment Agency’s objection, confirming that discussions had taken place and it had been agreed the objection could be resolved through amendments to the landscaping scheme. Discussions remained ongoing but officers were confident the objection would be withdrawn.

•       Finally, the Planning Officer confirmed that the proposal would not harm protected species, would achieve 10% Biodiversity Net Gain through on and off-site enhancements, deliver a 40% reduction in carbon emissions and would be subject to conditions to address flooding, drainage, contamination, noise pollution and air quality. The development was therefore considered to respond appropriately to the site context and Local Plan policies and approval was recommended, subject to the 106 legal agreement, resolution of the EA’s objection, finalisation of financial contributions and planning conditions.

Sally Coble spoke against the application.

Jonathan Bainbridge and James Latham spoke in favour of the application.

The Committee asked questions about the details of the application which were responded to by officers and, through the Chair, the applicant. The Committee’s discussions included, but were not limited to:

•       Concerns were raised regarding the ecological buffer zone from Littlemore Brook and the EA’s outstanding objection. The Planning Officer explained that the proposal reduced hardstanding within the 10m buffer zone and increased soft landscaping, representing an improvement over the existing situation. However, the EA sought full reinstatement of the buffer zone and had identified landscape amendment that could resolve its objection. Habitat concerns had previously been addressed.

•       Questions were raised around the financial viability of the reduced bowling facility. The applicant explained that leisure consultants had undertaken market testing with operators throughout the feasibility process, with interest expressed by several operators, ensuring the proposal reflected current market demand.

•       Questions were asked around the proposed grasscrete surfaces and their suitability for cyclists. The Planning Officer confirmed that the scheme had been amended following Highway Authority comments to provide smoother cycling routes, with further consideration being given to reducing grasscrete where appropriate. The Highway Authority were satisfied with the revised proposal.

•       Questions were asked around the loss of car parking spaces due to the substation. The Planning Officer confirmed that the existing main car park lay outside the red line boundary, hotel parking would be retained and access would continue to be managed through an automatic number plate recognition.

•       Questions were raised regarding the impact of the development on neighbouring solar panels. The Development Management Team Leader (Majors) explained that solar panel impacts were a material planning consideration but concluded there was no evidence of unacceptable impacts. The environmental benefits of the proposal outweighed any potential effect and there were no planning grounds for refusal on this basis.

•       Concerns were raised regarding whether the development would appear overbearing to neighbouring properties. The Planning Officer noted that the assessment considered separation distances, daylight and sunlight impacts, vegetation and overall residential amenity, concluding that no material adverse impact would arise.

•       Questions were raised around whether future changes to the community floorspace secured by the S106 agreement would return to Planning Committee. The Development Management Service Manager confirmed that it would depend on the Council’s constitution but an informative could be added that any applications for significant alterations to the S106 agreement be notified to the Chair of Planning Committee.

•       Questions were raised around how community engagement would influence the future community floorspace. The Planning Officer responded that there had been public consultation which was part of the application process and future uses would be developed through the section 106 agreement in consultation with the council’s economic development team to ensure they met local community needs.

On being proposed, seconded, and put to the vote, the Committee agreed with the officer’s recommendation to approve the application for the reasons set out in the report and subject to conditions and 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.    Delegate authority to the Director of Planning 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 Planning and Regulation considers reasonably necessary; and

•       resolve the outstanding objection made by the Environment Agency in relation to the 10m ecological buffer zone from the Littlemore Brook; and

•       finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers 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.