Agenda item

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

The Committee considered application 24/00070/F for the construction of a new replacement school with associated landscaping, car parking, and the re-instatement of access from Bicester Road, and the demolition of existing buildings at Gosford Hill School, Oxford Road, Kidlington, OX5 2NT for 24/00070/F.

 

Councillor Ian Middleton addressed the Committee as Local Ward Member.

 

Nigel Sellars, Headteacher at Gosford Hill School, 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

 

That, in line with the officer’s recommendation, application 24/00070/F be approved subject to the conditions set out below (and any amendments to those conditions as deemed necessary).

 

Conditions

 

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.

 

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:

 

Drawing numbers:

SRP1114-ALA-ZZ-ZZ-D-L-9001 Rev P03 (Site Location Plan)

SRP1114-ALA-ZZ-ZZ-D-L-9002 Rev P03 (Illustrative Masterplan)

SRP1114-STL-01-00-D-A-0100 Rev P05 (Proposed Ground Floor Plan)

SRP1114-STL-01-01-D-A-0101 Rev P05 (First Floor Plan)

SRP1114-STL-01-02-D-A-0102 Rev P05 (Proposed Second Floor Plan)

SRP1114-STL-01-R1-D-A-0103 Rev P03 (Proposed Roof Plan)

SRP1114-STL-01-ZZ-D-A-0210 Rev P03 (Proposed North and East Elevations)

SRP1114-STL-01-ZZ-D-A-0211 Rev P03 (Proposed South and West Elevations)

SRP1114-STL-ZZ-ZZ-D-A-0320 Rev P02 (Proposed Site Sections)

SRP1114-STL-01-ZZ-D-A-0310 Rev P02 (Proposed Building Sections)

SRP1114-STL-01-ZZ-D-A-0311 Rev P02 (Proposed Building Sections 2)

SRP1114-ALA-ZZ-ZZ-D-L-9019 Rev P02 (Site Section 1 of 3)

SRP1114-ALA-ZZ-ZZ-D-L-9020 Rev P02 (Site Section 2 of 3)

SRP1114-ALA-ZZ-ZZ-D-L-9021 Rev P02 (Site Section 3 of 3)

SRP1114-STL-01-ZZ-D-A-0501 Rev P02 (Site Solar Study – Autumn Equinox)

SRP1114-STL-01-ZZ-D-A-0500 Rev P02 (Site Solar Study – Summer Solstice)

SRP1114-STL-01-ZZ-D-A-0502 Rev P02 (Site Solar Study – Winter Solstice)

SRP1114-STL-01-ZZ-D-A-0503 Rev P02 (Site Solar Study – Spring Solstice)

SRP1114-STL-01-ZZ-I-A-0600 Rev P02 (Proposed External Views – Entrance)

SRP1114-STL-01-ZZ-I-A-0602 Rev P02 (Proposed External Views – Aerial Views)

SRP1114-STL-01-ZZ-I-A-0601 Rev P02 (Proposed External Views – External Courtyard)

SRP1114-STL-01-ZZ-I-A-0603 Rev P02 (Proposed Internal Views – Internal Views (1 of 2))

SRP1114-STL-01-ZZ-I-A-0604 Rev P02 (Proposed Internal Views – Internal Views (2 of 2))

SRP1114-BNK-00-00-D-X-4000 Rev 00 (Logistics Plan)

SRP1114-BNK-00-00-D-X-4001 Rev 00 (Logistics Plan – Phase 1)

SRP1114-ALA-ZZ-ZZ-D-L-9006 Rev P02 (Access and Circulation)

SRP1114-ALA-ZZ-ZZ-D-L-9010 Rev P03 (Detailed Landscape General Arrangement 1 of 5)

SRP1114-ALA-ZZ-ZZ-D-L-9011 Rev P03 (Detailed Landscape General Arrangement 2 of 5)

SRP1114-ALA-ZZ-ZZ-D-L-9012 Rev P03 (Detailed Landscape General Arrangement 3 of 5)

SRP1114-ALA-ZZ-ZZ-D-L-9013 Rev P03 (Detailed Landscape General Arrangement 4 of 5)

SRP1114-ALA-ZZ-ZZ-D-L-9014 Rev P03 (Detailed Landscape General Arrangement 5 of 5)

SRP1114-ALA-ZZ-ZZ-D-L-9027 Rev P03 (Tree Retention and Removal Plan 1 of 2)

SRP1114-ALA-ZZ-ZZ-D-L-9018 Rev P03 (Tree Retention and Removal Plan 2 of 2)

SRP1114-BNK-00-00-D-X-4002 (Logistics Plan – Phase 2)

SRP1114-BNK-00-00-D-X-4003 (Logistics Plan – Phase 3)

SRP1114-ALA-ZZ-ZZ-D-L-9009 Rev P02 (Urban Greening Factors)

SRP1114-ALA-ZZ-ZZ-D-L-9008 Rev P02 (BB103 Areas)

SRP1114-ALA-ZZ-ZZ-D-L-9029 Rev P02 (Tree Retention and Removal Plan – Temp Accommodation)

SRP1114-RPS-ZZ-ZZ-D-E-6314 Rev P01 (External Lighting Layout)

SRP1114-ALA-ZZ-ZZ-D-L-9004 Rev P04 (Fencing General Arrangement 1 of 2)

SRP1114-ALA-ZZ-ZZ-D-L-9017 (Planting Strategy)

Documents:

Planning Statement (dated December 2023)

Design and Access Statement (dated 20 December 2023)

Bat Emergence and Re-entry Surveys (dated 3 October 2023)

Primary Ecological Appraisal (dated 19 October 2022)

Noise Impact Assessment (dated 19 December 2023)

Statement of Community Involvement (dated 15 December 2023)

Transport Assessment (dated 18 December 2023)

Interim Travel Plan (dated 18 December 2023)

Photovoltaics Statement (dated 19 December 2023)

Energy Report (dated 20 December 2023)

Flood Risk Assessment and Drainage Strategy (dated 19 December 2023)

Phase 1 Geo-environmental Desk Study Report (dated September 2022)

Arboricultural Impact Assessment (dated March 2024)

Arboricultural Method Statement (dated March 2024)

Biodiversity Net Gain Assessment (dated May 2024)

Habitat Monitoring and Maintenance Assessment (dated May 2024)

Construction Environmental Management Plan (dated 15 May 2024)

 

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.

 

3.          Bat licence: Where an offence under Regulation 43 of the Habitats and Species Regulations 2017 ((or any regulation revoking or re-enacting or amending that regulation) is likely to occur in respect of the development hereby approved, no works of site clearance, demolition or construction shall take place which are likely to impact on bats until a licence to affect such species has been granted in accordance with the aforementioned Regulations and a copy thereof has been submitted to the Local Planning Authority.

 

Reason: To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

4.          Bat boxes: Full details of a scheme for the location of bat boxes shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the occupation of any building, the bat boxes shall be installed on the site in accordance with the approved details.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

5.          HMMP: The development shall be undertaken in accordance with the recommendations set out in sections 3-6 of the Habitat Monitoring and Maintenance Plan dated May 2024.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

6.          Surface and foul water: Before any above ground works commence a scheme for the provision and implementation of foul and surface water drainage has been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be constructed and completed in accordance with the approved plans before the first occupation of any of the buildings/dwellings hereby approved and shall be maintained as such thereafter.

 

Reason: To ensure satisfactory drainage of the site in the interests of achieving sustainable development, public health, to avoid flooding of adjacent land and property to comply with Policy ESD6 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

7.          SuDS Details: Prior to occupation of the development hereby approved, a record of the installed SUDS and the site wide drainage scheme shall be submitted to and approved in writing by the Local Planning Authority for deposit with the Lead Local Flood Authority Asset Register. The details shall include:

1)    As built plans in both .pdf and .shp file format;

2)    Photographs to document each key stage of the drainage system when installed on site;

3)    Photographs to document the completed installation of the drainage structures on site;

4)    The name and contact details of any appointed management company information.

 

Reason: To ensure satisfactory drainage of the site and appropriate flood prevention and to comply Policy ESD 7 of the Cherwell Local Plan 2011-2031 Part 1 and with Government guidance contained within the National Planning Policy Framework.

 

8.          CEMP: The approved Construction Environmental Management Plan dated 15th May 2024 shall be adhered to throughout the construction period for the development.

 

Reason: To ensure the environment is protected during construction in accordance with saved Policy ENV1 of the Cherwell Local Plan 1996 and in the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding network, road infrastructure and local residents, particularly at peak traffic times, and to comply with Government guidance contained within the National Planning Policy Framework.

 

9.          Contaminated Land Desk Study: Any contamination that is found during the course of construction of the approved development that was not previously identified shall be reported immediately to the local planning authority. Development on the part of the site affected shall be suspended and a risk assessment carried out and submitted to and approved in writing by the local planning authority. Where unacceptable risks are found remediation and verification schemes shall be submitted to and approved in writing by the local planning authority. These approved schemes shall be carried out before the development [or relevant phase of development] is resumed or continued.

 

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use to comply with saved Policy ENV12 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

10.       Ventilation Scheme: A scheme for the ventilation and extraction of cooking fumes shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the use hereby approved. This shall include noise and odour assessments undertaken in accordance with the requirements of BS 4142:2014:+A1:2019 Method for Rating and Assessing Industrial and Commercial Sound (or subsequent updates), and the Control of Odour and Noise from Commercial Kitchen Exhaust Systems 2022 EMAQ 2nd Edition (or subsequent updates). The approved system shall be installed and operated in accordance with the approved scheme at all times the building is in use for the purposes hereby permitted.

 

Reason: To protect the amenities of nearby residents and the character of the area and to comply with saved Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

11.       External Lighting: Prior to the first use of the development hereby approved details of the external lighting including the design, position, orientation, times of operation, whether they are controlled by movement sensors and any screening of the lighting shall be submitted to and approved in writing by the Local Planning Authority. Prior to the first use of the development hereby approved the lighting shall be installed and operated in accordance with the approved scheme at all times thereafter.

 

Reason: To protect the amenities of nearby residents, visual amenity and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policies C28 and ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

12.       MUGA in accordance with plans: The Artificial Grass Pitch and Multi Use Games Area shall be constructed strictly in accordance with drawings numbered SRP1114-ALA-ZZ-ZZ-D-L-9002 Rev P03 (Landscape Illustrative Masterplan), SRP1114-ALA-ZZ-ZZ-D-L-9010 Rev P03 (Detailed Landscape General Arrangement 1 of 5) and SRP1114-ALA-ZZ-ZZ-D-L-9011 Rev P03 (Detailed Landscape General Arrangement 2 of 5).

 

Reason: To ensure the development is fit for purpose and sustainable and to accord with Policy BSC 10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

13.       MUGA details: Prior to the laying of the MUGA all surface pitch hereby approved, full details to include colour and finish shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the all-surface pitch shall be laid and maintained in accordance with the approved details.

 

Reason: To ensure that the playing field is prepared to an adequate standard and is fit for purpose and to accord with Policy BSC10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

14.       Prior to the first use of the four court MUGA and the football pitch, the hours of use shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be used otherwise than in strict compliance with the approved agreement.

 

Reason – To ensure the creation of a satisfactory environment free from intrusive levels of noise and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

15.       MUGA and football pitch Community Use: Within 3 months of the date of this planning permission, a community use agreement prepared in consultation with Sport England shall be submitted to and approved in writing by the Local Planning Authority. The agreement shall set out the facilities to which it relates and include details of pricing policy, hours of use, access by non-educational establishment users, management responsibilities and a mechanism for review. The development shall not be used otherwise than in strict compliance with the approved agreement.

 

Reason: To secure well managed safe community access to the sports facility/facilities, to ensure sufficient benefit to the development of sport and to accord with Policy BSC10 of the Cherwell Local Plan 2011-2031 Part 1 and Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

16.       MUGA Maintenance: Before the Artificial Grass Pitch is brought into use, a Management and Maintenance Scheme for the facility including management responsibilities, a maintenance schedule and a mechanism for review shall be submitted to and approved in writing by the Local Planning Authority after consultation with Sport England. This should include measures to ensure the replacement of the Artificial Grass Pitch within the manufacturer’s specified time period. The measures set out in the approved scheme shall be complied with in full, with effect from commencement of use of the Artificial Grass Pitch.

 

Reason: To ensure that a new Artificial Grass Pitch is capable of being managed and maintained to deliver Artificial Grass Pitch which is fit for purpose, sustainable and to ensure sufficient benefit of the development to sport and to accord with Policy BSC 10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

17.       No floodlights: No floodlights shall be erected on the land without the prior express planning permission of the Local Planning Authority.

 

Reason: To protect the amenities of nearby residents and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policies C28 and ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

18.       Landscaping: The development shall not be carried out other than in accordance with Drawings numbered SRP1114-ALA-ZZ-ZZ-D-L-9010 Rev P03 (Detailed Landscape General Arrangement 1 of 5), SRP1114-ALA-ZZ-ZZ-D-L9011 Rev P03 (Detailed Landscape General Arrangement 2 of 5), SRP1114- ALA-ZZ-ZZ-D-L-9012 Rev P03 (Detailed Landscape General Arrangement 3 of 5), SRP1114-ALA-ZZ-ZZ-D-L-9013 Rev P03 (Detailed Landscape General Arrangement 4 of 5), SRP1114-ALA-ZZ-ZZ-D-L-9014 Rev P03 (Detailed Landscape General Arrangement 5 of 5) and the approved landscaping scheme and hard landscape elements shall be carried out prior to the first use or occupation of the development and shall be retained as such thereafter. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.

 

Reason: In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply 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.

 

19.       Tree Retention and Removal Plan & AIA: The development shall be carried out in line with the recommendations set out within the Tree Retention and Removal Plan (drawing number SRP1114-ALA-ZZ-ZZ-D-L-9029 P02), Arboricultural Impact Assessment undertaken by Middlemarch Environmental Ltd dated March 2024 and Arboricultural Method Statement undertaken by Middlemarch Environmental Ltd dated March 2024.

 

Reason – To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area and to comply with Policy C28 of the adopted Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

20.       Ecological Appraisal: The development shall be carried out in line with the recommendations set out within sections 4.2 and 4.3 of the Preliminary Ecology Appraisal undertaken by Indigo Surveys dated October 2022.

 

Reason - To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

21.       Raised zebra crossing: Prior to the first use of the building hereby approved, details of the raised zebra crossing highways mitigation measures shall be submitted to and approved in writing. The mitigation measures shall be carried out in accordance with the agreed details prior to first occupation.

 

Reason: In the interest of highway safety and to comply with Policies SLE4 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

22.       Cycle Parking: Prior to the first use or occupation of the development hereby permitted, additional covered cycle parking facilities shall be provided on the site, and land within the site shall be allocated and reserved for future additional cycle parking, in accordance with details which shall have first been submitted to and approved in writing by the Local Planning Authority. The covered cycle parking facilities so provided, and the land allocated for future cycle parking shall thereafter be permanently retained and maintained for the parking of cycles in connection with the development.

 

Reason: In the interests of promoting sustainable transport modes in accordance with Policies SLE4 and ESD15 of the Cherwell Local Plan 2011- 2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

23.       Parking and manoeuvring: Prior to the first use or occupation of the development hereby permitted, a plan detailing the proposed parking, turning, loading/unloading provision for vehicles to be accommodated within the site (including details of the proposed surfacing and drainage of the provision), has been submitted to and approved in writing by the Local Planning Authority. The approved parking and turning/loading/unloading facilities shall be laid out and completed in accordance with the approved details before the first occupation of the buildings. The car parking, turning/loading/unloading spaces shall be retained for the parking, turning/loading/unloading of vehicles at all times thereafter.

 

Reason - In the interests of highway safety and to comply with Policies SLE4 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.