Agenda item

Approved in line with the officer recommendation, subject to conditions and S106 legal agreement, details to be set out in the minutes.

The Committee considered application 23/00517/F for the redevelopment of the site to include the demolition of existing buildings and development of new accommodation across 5 buildings for employment uses (Class E(g)(ii) and (iii)) plus ancillary amenity building, outdoor amenity space, car parking, cycle parking, landscaping and associated works at New Science Park, Land West Of The Junction With The Boulevard, Oxford Airport, Langford Lane, Kidlington for Oxford Aviation Services Limited.

 

Nick Alton, Planning Consultant for the applicant and Adam Maker, Project Architect for the applicant addressed the Committee in support of the application.

 

In reaching its decision the Committee considered the officers report, presentation, and addresses from the public speakers.

 

Resolved

 

1.         That authority be delegated to the Assistant Director for Planning and Development to grant permission for application 23/00517/F, subject to

 

(a)  The conditions set out below and any amendments to those conditions as deemed necessary and

 

(b)  The completion of a Planning Obligation under section 106 of the Town and Country Planning Act 1990, as substituted by the Planning and Compensation Act 1991, to secure the infrastructure as set out set out in the annex to the Minutes, as set out in the Minute book (and any amendments deemed necessary)

 

Conditions

 

Time Limit

1.         The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

 

Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

Compliance with Plans

2.         Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents: 

 

Plans:

21.926.PL.001 - Existing Location Plan

21.926.PL.002 - Existing Site Plan

21.926.PL.003 - Demolition Site Plan

21.926.PL.004 - Existing Site Sections

21.926.PL.005 - Proposed Site Plan

21.926.PL.006 - Proposed Site Sections

21.926.PL.010 – Existing Building 1 Plan & Elevation

21.926.PL.011 – Existing Building 2 Plan & Elevation

21.926.PL.012 – Existing Building 3 Plan & Elevation

21.926.PL.015 – Existing Building 5 Plan & Elevation

21.926.PL.016 – Existing Building 6&7 Plan & Elev.

21.926.PL.020 (Rev A) – Proposed Building A Plans

21.926.PL.021 (Rev A) – Proposed Building A Elevations

21.926.PL.022 (Rev A) – Proposed Building B Plans

21.926.PL.023 (Rev A) – Proposed Building B Elevations

21.926.PL.024 (Rev A) – Proposed Building C Plans

21.926.PL.025 – Proposed Building C Elevations

21.926.PL.026 (Rev A) – Proposed Building D Plans

21.926.PL.027 – Proposed Building D Elevations

21.926.PL.028 – Proposed Building E Plans

21.926.PL.029 – Proposed Building E Elevations

21.926.PL.030 – Amenity Building Plans & Elevations

21.926.PL.031 (Rev A) – Outbuildings Plans & Elevations

1493.OA.003 (Rev B) – Science Park Landscape Masterplan

 

Documents:

Planning Statement (including Statement of Community Involvement,

Public Benefits Statement & S106 Head of Terms)

Design & Access Statement (including landscape plans/strategy & photographs/montages)

Landscape and Visual Impact Assessment

Transport Assessment (including Travel Plan & Servicing and Delivery Strategy) Phase 1 Ecological Survey (inc. BNG Report)

Flood Risk Assessment

Surface Water Drainage/Management Strategy

Utilities Strategy

Economic Needs Assessment and Benefits Statement

Energy and Sustainability Strategy (including BREEAM pre-assessment)

Land Contamination Assessment (Baseline)

Tree Survey

Archaeological Watching Brief WSI

Draft Construction Environmental Management Plan

Lighting Strategy

 

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework

 

Materials

3.         Prior to above ground works commencing on each building hereby approved a schedule of materials to be used on external walls and surfaces shall be submitted to and approved in writing by the Local Planning Authority. The details shall be in accordance with the principles set out in the approved Design and Access Statement.

 

Reason: To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Landscaping

4.         A scheme for landscaping the site shall be submitted to and approved in writing by the Local Planning Authority which shall include:-

 

(a) details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas and written specifications (including cultivation and other operations associated with plant and grass establishment i.e. depth of topsoil, mulch etc),

 

(b) details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

 

(c)  details of the hard landscaping including hard surface areas, pavements, pedestrian areas and steps.

 

(d) details of ecological enhancement including entomological enhancement

 

Such details shall be provided prior to the development progressing above slab level and shall include a time frame for phasing or implementation. The approved scheme shall be implemented in accordance with the submitted timescale or by the end of the first planting season following occupation of the development.

 

Any tree, shrub or landscape feature that dies or is diseased in the first five years post implementation shall be removed at the earliest available opportunity and replaced by a specimen of equal or commensurate landscape value in the first available planting season.

 

Reason: To ensure that a satisfactory landscape scheme is provided in the interest of well planned development and visual amenity and to accord with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Approved Use Classes

5.         The floorspace hereby approved for Buildings A, B, C, D and E as shown on drawing number 21.926.PL.005 - Proposed Site Plan is permitted to be used for uses in classes E(g) (ii) and/or (iii) and B2 of the Town and Country Planning (Use Classes) Order 1987 (as amended). Uses in Classes Eg(i) and B8 of the Town and Country Planning (Use Classes) Order 1987 (as amended) are also permitted but only where they are ancillary to the function of an individual Class E(g)(ii), Eg(iii) or B2 operation.

 

The amenity hub building as shown on drawing number 21.926.PL.005 - Proposed Site Plan is permitted to be used for uses in classes E(a), (b) and F2(a) of the Town and Country Planning (Use Classes) Order 1987 (as amended) only. Uses for the sale of food and drink to be consumed off the premises are also permitted where they are ancillary to the function of an individual Class E(a), (b) and F2(a) operation.

 

Reason:  Having regard to the location of the development and the assessment of Green Belt purposes and to comply with the employment requirements of Policies Kidlington 1 and ESD 14 of the Cherwell Local Plan 2015 and Government Guidance contained within the National Planning Policy Framework.

 

Travel Plan

6.         Prior to the first occupation of the development hereby approved, a Travel Plan, prepared in accordance with the Department of Transport’s Best Practice Guidance Note "Using the Planning Process to Secure Travel Plans", shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved Travel Plan shall be implemented and operated in accordance with the approved details.

 

Reason: To encourage the use of sustainable modes of transport

 

EV Charging Points

7.         Prior to first occupation of each building hereby approved details of all electric vehicle charging points shall be submitted to and approved in writing by the Local Planning Authority. The charging points shall be implemented prior to each building’s car parking spaces being brought into use. The charging points shall comply with BS EN 62196 Mode 3 or 4 charging and BS EN 61851 and shall be implemented on a minimum of 25% of parking spaces and 100% of disabled parking provision. Passive provision for the remaining car parking spaces to allow the installation of further EV charging points shall be ensured as part of the construction process.

 

Reason: To ensure that the development meets the requirements of Policies ESD4 and ESD5 of the Cherwell Local Plan 2015 and the aims and objectives of the NPPF in mitigating the impact of climate change and the ongoing provision and movement towards electric vehicle provision in new cars by 2030.

 

Parking Space provision

8.         The proposed vehicle parking shall be laid out in accordance with plan 21.926.PL.005 – Proposed Site Plan. Prior to first occupation of each building no more than 1 car parking space per 45sqm in accordance with Oxfordshire County Council’s Parking Standards 2022 shall be provided. The total car parking provision for the completed development shall not exceed 322 car parking spaces. 

 

Reason: To ensure satisfactory functioning of the development and in the interests of highway safety and to promote sustainable travel choices in accordance with Saved Policies C30 and C32 of Cherwell Local Plan 1996 and Policy ESD5 of the Cherwell Local Plan 2015

 

Lighting

9.         Prior to the implementation of any external lighting, details shall be submitted to and approved in writing by the Local Planning Authority. The lighting details shall include measures to reduce light spillage, account for ecologically sensitive receptors and provide appropriate lighting to walking and cycling facilities and a phasing detail for implementation. Prior to the first occupation of the development the approved details shall be installed and in operation.   No other external lights/floodlights shall be erected on the land without the prior express consent of the Local Planning Authority.  

 

Reason: To ensure that the development does not unduly affect operations at London Oxford Airport and in order to safeguard the amenities of the area and future users of the development, to promote ecology on the site and to comply with Government guidance contained within the National Planning Policy Framework, Policies ESD10, ESD13 and ESD15 of the Cherwell Local Plan 2015 and Saved Policies ENV1, C28 and C30 of the Cherwell Local Plan 1996

 

BREEAM Standard

10.      The development hereby permitted shall be constructed to meet at least BREEAM 'Very Good' standard.

 

Reason: In order to comply with Policy ESD3: Sustainable Construction of the Cherwell Local Plan 2015 and the submitted information in support of the application.

 

No outdoor storage

11.      No goods, materials, plant, or machinery, excluding the approved external plant enclosures shown on plan 21.926.PL.005 - Proposed Site Plan, shall be stored, repaired, operated or displayed outside the buildings hereby approved.

 

Reason: In order to safeguard the visual amenities of the area in accordance with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Saved Policy C28 of the Cherwell Local Plan 1996.

 

CEMP

12.      The Development hereby permitted shall be constructed in accordance with the submitted Construction Environmental Management Plan (CEMP) and the associated Construction Traffic Management Plan (CTMP). 

 

Reason: To ensure satisfactory development and management of the construction process and to comply with Policy ENV1 of the Cherwell Local Plan 1996. 

 

Outbuildings and ancillary structures

13.      Prior to the first occupation of each building, phasing details of all outbuildings and ancillary buildings shown on drawing numbers 21.926.PL.005 (Proposed Site Plan) and 21.926.PL.031 (Outbuildings Plans & Elevations) shall be submitted to and approved in writing by the Local Planning Authority. Prior to the first occupation of each building, all associated cycle and refuse stores shown on drawing 21.926.PL.005 (Proposed Site Plan) shall be in place and available for use.

 

Reason: To encourage the use of sustainable modes of transport and to ensure satisfactory servicing of the site

 

Total approved floorspace

14.      The total maximum GIA floorspace of the approved development including mezzanine floors shall be 18,767sqm. 

 

Reason: To define the permission and having regard to the transport infrastructure installed being created as part of the development.

 

Water Strategy

15.      Prior to first occupation, a detailed potable water and surface water strategy and drainage plans shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall demonstrate how the management of water within the Development Parcel accords with the submitted Flood Risk Assessment and Drainage Strategy. The strategy shall maximise the use of measures to control water at source as far as practicable to limit the rate and quantity of run-off and improve the quality of any run-off before it leaves the site. Details shall include any onsite water infrastructure (e.g. pumping stations) which shall be positioned and designed in a manner to reflect the need for high quality public realm and details of a timetable or any phased implementation shall be included.  

 

The development shall be implemented in accordance with the approved details.

 

Reason: In the interests of satisfactory drainage and provision of potable water and functioning of the site and to ensure that the sustainable drainage systems hereby approved are appropriately implemented in accordance with Policies ESD6, ESD7 and ESD8 of the Cherwell Local Plan 2015.  

 

WSI Watching Brief

16.      Development on site shall be carried out in accordance with the recommendations of the approved Archaeological Report and Watching Brief.  

 

a) An archaeologist (Project Officer or Supervisor) will be present on site during ground work that has the potential to reveal archaeological remains.

 

b) Any archaeological deposits and features revealed will be cleaned by hand and recorded in plan before being excavated and/or recorded in an appropriate manner. Any archaeological features or other remains i.e. concentrations of artefacts, will be recorded by written, drawn and photographic record. 

 

c) Post-excavation assessment (to be produced for each archaeological site within 12 months of the completion of fieldwork or an alternative agreed timescale including the development of on-site interpretation resources containing information on heritage assets (as derived from the archaeological investigations) 

 

d) Completion of post-excavation analysis; preparation and deposition of site archive at a store agreed with the local planning authority; completion of an archive report; and the submission of a publication report (to be completed to an agreed timescale following completion of the post-excavation assessments) and a strategy for community engagement and presentation to the general public and local groups at a facility to be agreed.

 

Reason: To secure the provision of archaeological investigation and the subsequent recording of the remains, to comply with Government advice in the National Planning Policy Framework (NPPF) (Section 16).

 

Solar panels on roofs

17.      Prior to the first occupation of each building hereby approved details of solar panels on the roofs of each unit shall be submitted to and approved in writing by the Local Planning Authority. The solar panels shall be implemented prior to each building being brought into use. Passive provision for the remaining roofs to allow the installation of further solar panels shall be ensured as part of the construction process. 

 

Reason: To ensure that the development meets the requirements of Policies ESD4 and ESD5 of the Cherwell Local Plan 2015 and the aims and objectives of the NPPF in mitigating the impact of climate change and the requirement for renewable energy sources and progression away from the reliance on fossil fuels.

 

SUDS

18.      Prior to the commencement of development, except site preparation and enabling works, details of the site wide surface water drainage (following the principles of the approved Flood Risk Assessment and Drainage Strategy) shall be submitted to and agreed in writing by the Local Planning Authority. The details shall include:

 

i) measures to maximise the use of measures to control water at source as far as practicable to limit the rate and quantity of run-off and improve the quality of any run-off before it leaves the site or joins any water body.

 

ii) include details of all flow control systems and the design, location and capacity of all Sustainable Urban Drainage Systems (SuDS) relevant to that phase of development as part of a wider SuDS network on the site and shall include ownership, long-term adoption, management and maintenance schemes and monitoring arrangements/responsibilities. The details should also demonstrate that the exceedance of the designed system has been considered through the provision of overland flow routes.

 

iii) The development of the phase shall be carried out in full accordance with the relevant approved detailed surface water strategy.

 

Reason: In order to reduce the risk of flooding, to ensure adequate flood control, maintenance and efficient use and management of water within the site, to ensure the quality of the water entering receiving water courses is appropriate and monitored and to promote the use of sustainable urban drainage systems to limit the volume and rate of water leaving the site.

 

Contamination

19.      If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to, and approved in writing by, the local planning authority. The remediation strategy shall be implemented as approved.  

 

Reasons: To ensure that the development does not contribute to, and is not put at unacceptable risk from or adversely affected by, unacceptable levels of water pollution from previously unidentified contamination sources at the development site. This is in line with paragraph 174 of the National Planning Policy Framework

 

Informative:

 

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development. Thames Water highlight that additional infrastructure may be needed to support the connection of the development but this is not yet defined. Considering the undefined nature of the infrastructure, the matter should be taken forward with Thames Water via thameswater.co.uk/preplanning.