Site Address: Wolvercote Paper Mill, Mill Road, Oxford

 

Proposal: Outline application (seeking means of access) for up to 190 residential units, employment space, community facilities, public open space and ancillary services and facilities. (Amended plans) (Additional information).

 

Officer recommendation: to grant planning permission for this development subject to the planning conditions set out in this report and the completion of a S106 Legal Agreement and to delegate to officers the completion of that legal agreement and the issuing of the notice of planning permission.

 

Conditions:

1.     Development begun within 5 years year Outline PP or 2 years of Reserved Matters.

2.     Approved Outline Matters (principle and means of access).

3.     Reserved Matters (all matters other than means of access).

4.     Specified Approved Plans (excluding illustrative masterplan and associated plans contained within the Design and Access Statement).

5.     Submission of formal masterplan and design codes as part of reserved matters

6.     Retention and management of trees in accordance with principles set out in Woodland Management Strategy including retention and appropriate management of existing tree belt adjacent Home Close.

7.     Building height restrictions.

8.     Housing Mix in accordance with BoDSPD.

9.     All homes built to Lifetime Homes Standard

10.  5% of new dwellings fully accessible or easily adaptable to full wheelchair use.

11.  Delivery of non-residential uses and community facilities.

12.  Landscape and Open Space Strategy to be agreed and appropriate arrangements made for future management and maintenance of open space, before commencement of development.

13.  All landscaping to be carried out within first planting season following completion.

14.  Inclusion of public art on site.

15.  Construction Traffic and Environmental Management Plan agreed before development commences.

16.  Noise insulation for development built near Mill Stream Weir.

17.  Details of any mechanical plant.

18.  Details of proposals for dealing with cooking smells and odours arising from any non-residential use.

19.  Development to meet the principle and physical security standards of Secured by Design.

20.  Lighting Strategy to be agreed before commencement of development.

21.  Construction of access in accordance with approved plans.

22.  Travel Plan

23.  Travel Plan to be implemented in full.

24.  Visibility splays.

25.  Location of bus stops.

26.  Traffic Regulation Order for new parking restrictions in vicinity of new access.

27.  Provision of allocated car parking for four cottages in Mill Road within the layout.

28.  Development to take place in accordance with FRA – as recommended by Environment Agency.

29.  Remediation Strategy to be agreed before development commences – as recommended by Environment Agency.

30.  Completion of works in accordance with Remediation Strategy.

31.  Watching brief for unexpected any unexpected contamination found and agreed of measures to remediate.

32.  Details of Foul and Surface Water Drainage to be confirmed and agreed prior to commencement.

33.  8m buffer to be provided alongside Mill Stream and scheme of management submitted and agreed before commencement.

34.  Requirement for repeat biological surveys.

35.  Details of Biodiversity Method Statement to be agreed before commencement.

36.  Ecological Management Plan to be agreed and appropriate arrangements made for future management and maintenance of open space and ecological habitat, before commencement of development.

37.  Archaeological evaluation and scheme of mitigation to be agreed before commencement.

38.  Detailed NRIA to be submitted with reserved matters application, including delivery of at least 20% renewable energy on site, in accordance with principles and proposals set out in the Renewable Energy Strategy.

39.  Approval of any flues associated with renewable energy boilers to be agreed and limited in terms of emission levels.

40.  Provision of Electric Vehicle Charging Points.

 

Legal Agreement

To secure the delivery of on-site affordable housing provision, the doctor’s surgery, community facilities, appropriate measures to secure adequate provision, management and maintenance of open space and biodiversity enhancements, bus service procurement,  s278 and s38 agreement for highway works the applicant will need to provide an undertaking under the terms of Section 106 of the Town & Country Planning Act 1990.

The Committee considered a report detailing an application for outline planning permission (seeking means of access) for up to 190 residential units, employment space, community facilities, public open space and ancillary services and facilities at Wolvercote Paper Mill, Mill Road, Oxford.

 

The planning officer presented the report and advised of the following changes to the conditions and legal agreement set out in the report as follows:

 

Conditions:

16:      Noise insulation for development built near Mill Stream Weir – add and to mitigate noise from the A34

18:      Details of proposals for dealing with cooking smells and odours arising from any non-residential use – change to informative

27:      Provision of allocated car parking for four cottages in Mill Road within the layout. Delete.

32:      Details of Foul and Surface Water Drainage to be confirmed and agreed prior to commencement – amend to 2 separate conditions.

39:   Approval of any flues associated with renewable energy boilers to be agreed and limited in terms of emission levels – change to informative.

 

Additional S106 terms to include:

·         Two replacement bus stops on Godstow Road

·         Mix of size of units of affordable housing

·         Payment to County of £1,240 to provide monitoring of the travel plan for 5 years once agreed and implemented 

·         Payment to County of £2,500 for Traffic Regulation Order changes to introduce new parking restrictions in relation to the roundabout

 

Mr Nik Lyzba, the agent for the applicant, spoke in support of the application.

 

Mr John Bleach, a local resident and member of the Wolvercote Neighbourhood Forum and Wolvercote Commoners Committee, spoke in support of the application but highlighted a number of outstanding concerns.

 

The Committee agreed to the following informatives, the full details of which would be included in the decision notice:

·         Carbon neutral buildings

·         Small Archimedes screw electricity generation

·         Combined heat and power

·         Use of roof spaces

·         Weir management

·         Travel strategy

 

The Committee resolved to approve application 13/01861/OUT at Wolvercote Paper Mill, Mill Road, Oxford with the following conditions, legal agreement and other informatives and as amended above:

 

Conditions:

1.       Development begun within 5 years Outline PP or 2 years of Reserved Matters.

2.       Approved Outline Matters (principle and means of access).

3.       Reserved Matters (all matters other than means of access).

4.       Specified Approved Plans (excluding illustrative masterplan and associated plans contained within the Design and Access Statement).

5.       Submission of formal masterplan and design codes as part of reserved matters

6.       Retention and management of trees in accordance with principles set out in Woodland Management Strategy including retention and appropriate management of existing tree belt adjacent Home Close.

7.       Building height restrictions.

8.       Housing Mix in accordance with BoDSPD.

9.       All homes built to Lifetime Homes Standard

10.    5% of new dwellings fully accessible or easily adaptable to full wheelchair use.

11.    Delivery of non-residential uses and community facilities.

12.    Landscape and Open Space Strategy to be agreed and appropriate arrangements made for future management and maintenance of open space, before commencement of development.

13.    All landscaping to be carried out within first planting season following completion.

14.    Inclusion of public art on site.

15.    Construction Traffic and Environmental Management Plan agreed before development commences.

16.      Noise insulation for development built near Mill Stream Weir and to mitigate noise from the A34

17.    Details of any mechanical plant.

18.    Development to meet the principle and physical security standards of Secured by Design.

19.    Lighting Strategy to be agreed before commencement of development.

20.    Construction of access in accordance with approved plans.

21.    Travel Plan

22.    Travel Plan to be implemented in full.

23.    Visibility splays.

24.    Location of bus stops.

25.    Traffic Regulation Order for new parking restrictions in vicinity of new access.

26.    Development to take place in accordance with FRA – as recommended by Environment Agency.

27.    Remediation Strategy to be agreed before development commences – as recommended by Environment Agency.

28.    Completion of works in accordance with Remediation Strategy.

29.    Watching brief for unexpected any unexpected contamination found and agreed of measures to remediate.

30.    Details of Foul Water Drainage to be confirmed and agreed prior to commencement.

31.      Details of Surface Water Drainage to be confirmed and agreed prior to commencement.

32.    8m buffer to be provided alongside Mill Stream and scheme of management submitted and agreed before commencement.

33.    Requirement for repeat biological surveys.

34.    Details of Biodiversity Method Statement to be agreed before commencement.

35.    Ecological Management Plan to be agreed and appropriate arrangements made for future management and maintenance of open space and ecological habitat, before commencement of development.

36.    Archaeological evaluation and scheme of mitigation to be agreed before commencement.

37.    Detailed NRIA to be submitted with reserved matters application, including delivery of at least 20% renewable energy on site, in accordance with principles and proposals set out in the Renewable Energy Strategy.

38.    Provision of Electric Vehicle Charging Points.

 

Legal Agreement:

To secure the delivery of on-site affordable housing provision, the doctor’s surgery, community facilities, appropriate measures to secure adequate provision, management and maintenance of open space and biodiversity enhancements, bus service procurement,  s278 and s38 agreement for highway works the applicant will need to provide an undertaking under the terms of Section 106 of the Town & Country Planning Act 1990.

 

Informatives to include:

·         Details of proposals for dealing with cooking smells and odours arising from any non-residential use.

·         Approval of any flues associated with renewable energy boilers to be agreed and limited in terms of emission levels.

·         Carbon neutral buildings

·         Small Archimedes screw electricity generation

·         Combined heat and power

·         Use of roof spaces

·         Weir management

·         Travel strategy