Agenda item

Approved in line with officer recommendation, subject to conditions, the resolution of the drainage objection and subject to a section 106 agreement to secure financial contributions. Details to be set out in the minutes.

The Committee considered application 24/00214/F for the conversion of part of the first and the second floor to residential together with a set-back rear extension at second floor and a lightwell formed at first floor providing 10 flats, with retention of the ground floor and part of the first floor as a commercial unit at 12-14 Sheep Street, Bicester, OX26 6TB for Haithwell Ltd.

In reaching its decision the Committee considered the officer’s report and presentation.

Resolved

That, in line with the officer’s recommendation, application 24/00214/F be delegated to the Assistant Director for Planning and Development to grant permission, subject to:

·         The resolution of the drainage objection

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

·         The completion of planning obligation under section 106 of the town and country planning act 1990, as substituted by the Planning and Compensation Act 1991:

a)    Payment of a financial contribution towards the expansion and efficiency of Household Recycling Centres (HWRC) of £940 (index linked)

b)    Payment of a financial contribution towards Community Hall Facilities of £11,020.08 (index linked)

c)    Payment of a financial contribution towards Outdoor Sports Provision of £20,170.30 (index linked)

d)    Payment of a financial contribution towards Indoor Sports Provision of £8,047.68 (index linked)

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 application form and the following plans and documents:

·           Planning, Heritage, Design and Access Statement dated January 2024

·           Preliminary Roost Assessment prepared by Daniel Ahern Ecology dated January 2024

·           External Building Fabric Assessment (noise assessment) prepared by Clement Acoustics, reference 18824-EBF-01 dated 21 December 2023

·           Drawing number 22.1353/011 – [Site Location Plan]

·           Drawing number 22.1353/015 – [Proposed Block Plan]

·           Drawing number 22.1353/003 Rev C – [Proposed Ground Floor Plan]

·           Drawing number 22.1353/004 Rev B – [Proposed First Floor Plan]

·           Drawing number 22.1353/005 Rev A – [Proposed Second Floor Plan]

·           Drawing number 22.1353/008 Rev A – Proposed Rear Elevation]

·           Drawing number 22.1353/013 Rev A – [Proposed rear elevation from side road (off Victoria Road)]

·           Drawing number 22.1353/010 – [Proposed Front Elevation]

·           Drawing number 22.1353/007 Rev A – [Proposed Section A-A]

·           Drawing number 22.1353/014 – [Proposed Front Elevation (B-B, C-C)]

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.         The materials to be used for the external walls and roof of the development hereby permitted shall match in terms of colour, type and texture those used on the existing building.

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.

4.         Prior to the commencement of works above slab level in respect of the development the development hereby approved, 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 hard landscaping including hard surface areas,

c)  details of the enclosures within the communal rooftop terrace area,

d)  details of any fixed furniture within the communal rooftop terrace area.

All planting, seeding or turfing included in the approved details of landscaping shall be carried out 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,] and shall be maintained for a period of 5 years from the completion of the development. Any trees and/or 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 next planting season with others of similar size and species. The approved hard landscaping and boundary treatments shall be completed prior to the first occupation of the development and shall be retained as such thereafter.

Reason: To ensure that a satisfactory landscape scheme is provided in the interest of visual amenity of the area and to comply with Policies ESD13 and 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.

5.         The development shall not be occupied unless and until a schedule of landscape maintenance for a minimum period of 5 years has been submitted to and approved in writing by the Local Planning Authority. The schedule shall include details of the arrangements for its implementation. Development shall be carried out strictly in accordance with the approved schedule and shall be retained as such thereafter. Reason: To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policies ESD13 and 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.

6.         Prior to, and within two months of, the commencement of the development, the site shall be thoroughly checked by an ecologist (member of the IEEM or similar related professional body) to ensure that no protected species, which could be harmed by the development, have moved on to the site since the previous surveys were carried out. Should any protected species be found during this check, full details of mitigation measures to prevent their harm shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved mitigation scheme.

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.

7.         A method statement for enhancing the biodiversity (including bat boxes, swift brick/boxes and other enhancements within the rooftop terrace) shall be submitted to and approved in writing by the Local Planning Authority prior to the development reaching slab level. Thereafter, the biodiversity enhancement measures approved shall be carried out prior to occupation and retained in accordance with the approved details.

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

8.         Prior to the first use or occupation of the development hereby permitted, covered cycle parking facilities shall be provided on the site 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 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 Policy ESD1 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

9.         The development herby approved shall not be occupied until details of how Secured by Design measures have been incorporated into the development have been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt the details of how the scheme accords with the secure by design principles shall include: details of all bedroom doors being certified to PAS24, with a door viewer installed; details of a secure postal strategy; and details of a visitor notification system (doorbell) for each bedroom. The Secure by Design measures shall be implemented in accordance with the approved detail and be retained and maintained in perpetuity. Reason: In the interests of promoting sustainable transport modes in accordance with Policy ESD1 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

10.      Prior to the first occupation of the residential dwellings all mitigation measures as set out in the noise report (Clement Acoustics ref 18824-EBF-01, dated 21 December 2023) shall be implemented. Thereafter this mitigation shall be maintained in accordance with the approved details.

Reason: To ensure the creation of a satisfactory environment free from intrusive levels of noise in accordance with saved Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.