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APPLICATION NO. |
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SITE |
Foxcombe Hall Boars Hill Oxford, OX1 5HR |
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PARISH |
WOOTTON |
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PROPOSAL |
Change of use from a non-residential educational institution (use class F1(a)) to a residential university campus (use class C2), the demolition of the Old Laboratory building and ancillary buildings. Internal and external alterations to listed building. Redevelopment and extension to include 60 student bedrooms, dining hall, campus cafe/shop, gym, extension to lecture theatre, teaching space and study space and associated external works. (as amended plans received 24 November 2021). |
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WARD MEMBERS |
Debby Hallett Emily Smith Val Shaw |
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APPLICANT |
PHBS UK |
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OFFICER |
Penny Silverwood |
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RECOMMENDATION |
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It is recommended that Listed Building Consent is granted subject to the following conditions:
1. Time limit for commencement 2. Approved plans 3. Photographic schedule of materials
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1.0 |
INTRODUCTION AND PROPOSAL |
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1.1 |
This application is presented to Planning Committee due to a call-in request from Councillor Val Shaw.
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1.2 |
The application relates to the buildings and grounds of Foxcombe Hall on Boars Hill, which is the campus of Peking University HSBC Business School (PHBS UK). The site lies to the south of Berkeley Road and to the south-east of Jarn Way. The buildings and car parks are located on the northern part of the site close to adjacent roads. The southern part of the site is mainly extensive woodland with a large pond.
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1.3 |
Foxcombe Hall, the North Gateway and the Garden Terraces and Structures to the south are Grade II listed, first listed in 2017 for their architectural and historic interest. The following structures and features on site were explicitly excluded from curtilage listing by Historic England in their assessment of the site: - North wing of 1964 - The square apse and the east end of the hall - The 1977 extension of the north wing to the south and east (incorporating the modern entrance) and the link to the former billiard room - The interior of the service wing - The former garages and the Old Dairy to the NW of the hall.
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1.4 |
The plan below indicates the listed elements of the site in blue:
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1.5 |
The Proposal The overall proposals for the change of use of the site from a non-residential educational institution to a residential university campus, demolition of the old dairy building and re-development and extension of the site to include 60 student bedrooms and facilities are described in the accompanying planning application report (application ref. P21/V1376/FUL. Listed building consent is sought for internal and external changes works summarised as:
- Demolition of the flat roofed west extension to the service wing - Internal reconfiguration of the service wing to create a gym at the lower ground floor, new first floor bedrooms, shared kitchen and WCs. - Additional first floor fire escape within the west wing and removal of external metal fire escape - Reconfiguration of the Warden’s flat in the Tower. |
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1.6 |
Consideration of the demolition of the Old Dairy Building; a non-designated heritage asset within the curtilage of the listed building and the effect on the setting of the listed building is covered in the accompanying planning application report for application ref. P21/V1376/FUL.
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1.7 |
Plans of the proposed works to the listed building are attached at Appendix 1. |
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2.0 |
SUMMARY OF CONSULTATIONS & REPRESENTATIONS |
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2.1 |
A summary of the responses received to the current proposal is below. A full of all comments received can be seen online at www.whitehorsedc.gov.uk.
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3.0 |
RELEVANT PLANNING HISTORY |
3.1 |
P22/V1669/LB – Under consideration Retrospective lighting in board room and ante-room
P20/V0214/FUL – Refused (22/10/2020) Conversion of residential house to allow B&B accommodation for academics visiting Peking University
P19/V2586/DIS - Approved (20/11/2019) Discharge of condition 8 - bat licence and registration of the site of planning application P17/V3013/FUL. (Extension and alterations to provide 10 en suite rooms for visitors accommodation (as amended by drawings received 22 January 2018)
P19/V1798/DIS - Approved (17/09/2019) Discharge of conditions 4(materials), 5(joinery), 6 (louvre & flue) & 7(landscaping) on P17/V3013/FUL. (Extension and alterations to provide 10 en suite rooms for visitors accommodation)
P18/V1964/FUL – Withdrawn (30/08/2019) Demolition of the existing 'Laboratory Building', and redevelopment to provide a purpose built student accommodation facility of up to 91 study rooms, subterranean teaching space, dining areas, gymnasium, and a 196 seat lecture theatre, including alteration to an existing administrative building and the provision of a publicly accessible cafe and WCs, to serve as an Oxford campus for PHBS-UK (amended transport statement received 6th August 2019).
P18/V1242/LB - Approved (13/08/2018) Construction of temporary timber shed for on-site storage during building works phase currently underway.
P18/V1241/FUL - Approved (13/08/2018) Construction of temporary timber shed for on-site storage during building works phase currently underway. (Retrospective)
P17/V3013/FUL - Approved (02/02/2018) Extension and alterations to provide 10 en suite rooms for visitors accommodation (as amended by drawings received 22 January 2018)
P17/V3365/DIS - Approved (01/02/2018) Discharge of conditions 3 - materials and 4 - materials on application ref. P17/V2693/FUL & P17/V2694/LB Enclose courtyard with glass atrium, relocate entrance, replacement of windows and internal refurbishment.
P17/V2694/LB - Approved (01/12/2017) Enclose courtyard with glass atrium, relocate entrance, replacement of windows and internal refurbishment.(as amended by drawings received 8 November 2017 and 19 November 2017).
P17/V2693/FUL - Approved (01/12/2017) Enclose courtyard with glass atrium, relocate entrance, replacement of windows and internal refurbishment.(as amended by drawings received 8 November 2017 and 17 November 2017).
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3.2 |
Pre-application History P20/V1352/PEJ - Advice provided (17/12/2020) Demolition of laboratory building and ancillary buildings. Redevelopment and extension to include 60 student bedrooms (Use class C2), dining hall, cafe/shop, gym, extension to lecture theatre, teaching space and study space (Use class F1(a)) and associated external works. Advice provided that proposed works would amount to inappropriate development in the green belt and very special circumstances would need to be demonstrated. Comments also provided on trees, landscaping, ecology and heritage impact.
P17/V2515/PEJ - Advice provided (23/11/2017) Demolition of the existing "dairy building" and redevelopment to provide a purpose built student accommodation facility of up to 118 study rooms, subterranean teaching space, dining areas, gymnasium, and a 210 seat lecture theatre to serve an Oxford campus for PHBS-UK Advice provided that proposed development would need justification for green belt policy, mitigation for sustainable transport options would be required, heritage impacts, and comments on trees, landscaping, ecology and design.
P17/V2360/PEM and P17/V2359/PEO- Advice provided (20/09/2017) Extensions and Internal alterations to The Lodge. To form 10 new bedrooms and 50 SQM of new extension. New internal alterations to entrance and hall. Addition of new glazed enclosure to rear foyer and walkway. Advice provided that provision of staff accommodation would be an ancillary use, small scale extension to The Lodge and glazed enclosure would be proportionate.
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3.3 |
Screening Opinion requests P21/V1393/SCR – Negative opinion issued 11 June 2021 Request for Screening Opinion for Change of use from use a non-residential educational institution (use class F1(a)) to a residential university campus (use class C2), the demolition of the old laboratory building and ancillary buildings. Internal and external alterations to listed building. Redevelopment and extension to include 60 student bedrooms, dining hall, campus cafe/shop, gym, extension to lecture theatre, teaching space and study space and associated external works.
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4.0 |
ENVIRONMENTAL IMPACT ASSESSMENT |
4.1 |
The wider proposed development constitutes Schedule 2 (category 10 (b) – urban development project) development, the area of proposed development exceeds 1 hectare, and the overall area of the development exceeds 5 hectares. A request for a Screening Opinion was received in 2021 (P21/V1393/SCR) and a negative opinion was given. The Local Planning Authority considers there are no material circumstances to require a rescreening of the proposal and that the proposed development is not EIA development. |
5.0 |
MAIN ISSUES |
5.1 |
The main issues are: 1. Internal and external alterations to the Listed Building
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5.2 |
This report should be read in conjunction with the report for associated planning application ref. P21/V1376/FUL which considers the wider implications of the proposed development.
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5.3 |
Internal and external alterations to the Listed Building The internal and external changes proposed to the listed buildings are:
- Demolition of the flat roofed west extension to the service wing - Internal reconfiguration of the service wing to create a gym at the lower ground floor, new first floor bedrooms, shared kitchen and WCs. - Additional first floor fire escape within the west wing and removal of external metal fire escape - Reconfiguration of the Warden’s flat in the Tower . |
5.4 |
The Conservation Officer advises that the internal layout of the service wing within the West Wing is explicitly excluded from the list description and the proposed works retain reference to the corridor layout as existing whilst improving and upgrading the bedroom and kitchenette provision. The internal fabric largely consists of modern partitions that have previously formed offices, and it is these modern partitions which are to be altered.
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5.5 |
Works to create a new internal fire escape to facilitate the removal of the incongruous external metal stair will result in the removal of a small area of roof and wall material to create a new doorway junction. The Conservation Officer is satisfied that this removal of a minimal amount of historic fabric will not harm the overall significance of the listed building.
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5.6 |
The Conservation Officer also advises that the internal changes to the Warden’s Flat at level 2 of the Tower are minimal and not considered to harm the historic building. There are no other works proposed to the interior or historic fabric of the main listed building.
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5.7 |
The Conservation Officer is satisfied that the works proposed do not harm the significance of the listed building and its fabric.
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6.0 |
CONCLUSION |
6.1 |
Officers are satisfied that the proposed internal and external changes to the West Wing of the George and Yeates House will not harm the significance of the listed building or its historic fabric.
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The following planning policies have been taken into account: |
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CP39 - The Historic Environment DP36 - Heritage Assets DP38 - Listed Buildings
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WOOTTON AND ST HELEN WITHOUT NEIGHBOURHOOD PLAN DG2.1 Heritage Assets
VALE OF WHITE HORSE DESIGN GUIDE 2015
NATIONAL PLANNING POLICY FRAMEWORK 2021
PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS ACT 1990
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