Agenda and minutes

To receive any announcements from the chair, and general housekeeping matters.

The chair welcomed everyone to the meeting, outlined the procedure to be followed and advised on the emergency evacuation arrangements.

To record apologies for absence and the attendance of substitute members. 

There were no apologies for absence.

To adopt and sign as a correct record the Planning Committee minutes of the meeting held on 12 December 2024.

RESOLVED: to approve the minutes of the meeting held on 12 December 2024 as a correct record and agree that the chair sign these as such.

To receive declarations of disclosable pecuniary interests, other registrable interests and non-registrable interests or any conflicts of interest in respect of items on the agenda for this meeting.

Councillor Scott Haughton declared a disclosable pecuniary interest relating to item 7 on the agenda, P23/V0420/MPO. Councillor Haughton confirmed that he would withdraw from the room and not participate in the debate or vote for this item.

Councillor Val Shaw declared that she had been involved in conversations with officers relating to item 7 on the agenda, P23/V0420/MPO. However, she expressed confidence that she had an open mind and would listen to the debate before reaching a decision and voting on the application.

Councillor Jenny Hannaby declared that she was the representative for Oxfordshire County Council on the North Wessex Down committee in relation to item 7 on the agenda, P23/V0420/MPO. Councillor Hannaby also declared that she was a Trustee for the Wantage Care Charitable Trust in relation to item 8 on the agenda, P23/V2861/O.

Councillor Robert Maddison declared that he was ward member for item 8 on the agenda, P23/V2861/O. Councillor Maddison confirmed that he would stand down from the committee and not participate in the debate or vote for this item.

To receive notification of any matters which the chair determines should be considered as urgent business and the special circumstances which have made the matters urgent. 

The development manager reminded attendees that the revised National Planning Policy Framework (NPPF) was published on the 12th of December. Additionally, on the 9th of December, the joint local plan was submitted to the Secretary of State for independent examination. In line with the NPPF, decision-makers could give weight to the relevant policies of the emerging plans, depending on several factors, including the stage of the plan, the extent of unresolved objections, and the degree of consistency with the NPPF. The starting point for decision-makers remained the policies in the current adopted local plans.

The joint local plan was at an advanced stage of preparation and therefore carried some weight. However, where unresolved objections had been received on policies, limited weight should be applied. Members were reassured that officers would advise of the weight of any emerging policies that needed to be considered for the applications presented.

To receive any statements from members of the public that have registered to speak on planning applications which are being presented to this committee meeting. 

The committee noted the list of members of the public who had registered to speak at the meeting and noted the statements that had been circulated prior to the meeting.

Variation to amend the restriction on occupation in the 10th schedule of the Section 106 agreement under application reference number P19/V1731/FUL (P16/V0246/FUL)

From: For a period of at least 43 weeks per year, not to permit the Occupation of any units of Academic Residential Accommodation by any persons other than full time students attending universities in the City of Oxford, the Vale of White Horse or South Oxfordshire, or employees including (but not limited to) interns and research assistants working or studying at academic institutions in the City of Oxford or the Vale of White Horse.

To: For a period of at least 43 weeks per year, not to permit the Occupation of any units of Academic Residential Accommodation by any persons other than Students of Further Education or Students of Higher Education attending academic institutions in the City of Oxford, the Vale of White Horse or South Oxfordshire District Council on a course of study of no less than 16 weeks duration, or employees including (but not limited to) interns and research assistants working or studying at academic institutions in the City of Oxford, the Vale of White Horse or South Oxfordshire District Council.

(Re-consultation due to change of description on 18 September 2024)

Councillor Scott Haughton declared a disclosable pecuniary interest in this item as he lived near to the site.  Councillor Haughton withdrew from the room while this item was discussed and did not participate in the debate or vote.

The committee considered planning application P23/V0420/MPO:

Variation to amend the restriction on occupation in the 10th schedule of the Section 106 agreement under application reference number P19/V1731/FUL (P16/V0246/FUL)

From: For a period of at least 43 weeks per year, not to permit the Occupation of any units of Academic Residential Accommodation by any persons other than full time students attending universities in the City of Oxford, the Vale of White Horse or South Oxfordshire, or employees including (but not limited to) interns and research assistants working or studying at academic institutions in the City of Oxford or the Vale of White Horse.

To: For a period of at least 43 weeks per year, not to permit the Occupation of any units of Academic Residential Accommodation by any persons other than Students of Further Education or Students of Higher Education attending academic institutions in the City of Oxford, the Vale of White Horse or South Oxfordshire District Council on a course of study of no less than 16 weeks duration, or employees including (but not limited to) interns and research assistants working or studying at academic institutions in the City of Oxford, the Vale of White Horse or South Oxfordshire District Council. (Re-consultation due to change of description on 18 September 2024)

Consultations, representations, policy and guidance, and the site’s planning history, were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer presented the report to members. 

The planning officer explained that the application sought a variation to amend the clauses of schedule 10 of the Section 106 legal agreement, which related to student occupation of the Botley Centre development permitted under application reference P19/V1731/FUL. The applicant intended to amend the wording to allow a greater range of students and employees to occupy the student accommodation and to enable more flexible tenancies due to current market challenges. This followed changes in demand for student accommodation across the city and district post-COVID, resulting in approximately 85% occupancy.

The proposed changes included altering the wording to permit occupation for a period of at least 43 weeks per year, not limited to full-time students attending universities in Oxford, Vale of White Horse, and South Oxfordshire, or employees, including interns and research assistants. New definitions for further education, higher education, and students of both were to be added to the agreement.

The officer noted that the relevant planning considerations were limited to the matters for which the modification was sought. There were no amendments to the physical built form of the scheme, the number of student units, cycle parking spaces, internal arrangements, or other permitted facilities. The application solely sought to amend the wording of the legal agreement. The representation from the Friends of Boars Hill, seeking  ...  view the full minutes text for item 172.

Hybrid application comprising: 1. Outline application with all matters reserved except access and layout for C3 Residential Development, open space, associated car parking, green infrastructure and; 2. Full planning permission for the erection of a Care Home (C2) with associated access, car parking, landscaping and drainage, which is capable of coming forward in distinct and separate phases in a severable way. (as amplified by amendments submitted 24 & 29 January, 29 July, 20 August, 14 October and 4 November 2024).

Councillor Robert Maddison declared a non-registerable interest in this item as he was the local ward member. Councillor Maddison stood down from the committee during the consideration of this application and did not participate in the debate or vote.

The committee considered planning application P23/V2861/O:

Hybrid application comprising: 1. Outline application with all matters reserved except access and layout for C3 Residential Development, open space, associated car parking, green infrastructure and; 2. Full planning permission for the erection of a Care Home (C2) with associated access, car parking, landscaping and drainage, which is capable of coming forward in distinct and separate phases in a severable way. (as amplified by amendments submitted 24 & 29 January, 29 July, 20 August, 14 October and 4 November 2024).

Consultations, representations, policy and guidance, and the site’s planning history, were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer presented the report to members.

The Planning Officer outlined that this was a hybrid application consisting of an outline and full application for a care home and 39 residential units. The application site forms a part of a larger strategic allocation in the Local Plan. Since the Local Plan’s adoption, the site had been partially developed and currently included a superstore (to the West of Wootton Rd) and other residential development (to the East of Wootton Road). The care home was considered a residential use, despite objections, and was deemed acceptable in principle.

Concerns were raised about noise from the nearby A34, drainage, and highway impacts. However, Oxfordshire County Council's highways officers assessed the development and found no detrimental impact on the network. Ten trees would be removed for access, but mitigation measures were included.

The application was divided into three phases: the care home, residential units, and necessary infrastructure. The care home was designed to provide private amenity space and mitigate noise with special glazing. Visualisations and photographs were shown to illustrate the site's layout and access points.

Additional measures, such as a pedestrian crossing, were proposed following discussions with county officers. Drainage concerns were addressed through negotiations, resulting in a pumping solution due to geological constraints of the site. Sustainable drainage elements were also included in the proposed scheme.

It was recommended to approve the application subject to the conditions stated in the report.

Councillor Mark Giddins spoke on behalf of Abingdon-on-Thames Town Council in objection to the application.

Peter O’Hare spoke objecting to the application.

Scott Davidson, representing Henry David Developments (the applicant), spoke in support of the application.

Ward member Councillor Robert Maddison spoke on the application.

Members asked for clarification on whether the Community Infrastructure Levy (CIL) was payable for the application. The Planning Officer explained that the confusion arose because the report combined an outline and full application. The residential units (39 in total) were CIL liable at £280 per square metre, payable after the reserved matters stage when the floor space could be calculated. However, the care home was not  ...  view the full minutes text for item 173.

Erection of two linked employment buildings, with associated green infrastructure and car parking.(As amplified by the additional plans and documents received 13 November 2024)

The committee considered planning application P24/V1980/FUL:

Erection of two linked employment buildings, with associated green infrastructure and car parking. (As amplified by the additional plans and documents received 13 November 2024)

Consultations, representations, policy and guidance, and the site’s planning history, were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer presented the report to members.

The current proposal under consideration was for full planning permission to erect an employment building of 6,500 square metres for uses B2 and E (offices, research, development, and general industry) at Harwell Campus. The site, part of the enterprise zone, was allocated for employment purposes in the development plan and already housed many scientific research and high-tech firms.

The application, named Tech Edge 3 and 4, was adjacent to completed buildings Tech Edge 1 and 2. Extensive pre-application engagement aimed to achieve the best outcome, given the site's location in the National Landscape. The proposal included generous boundary buffers for landscape and biodiversity enhancements.

Despite objections from the Parish Council regarding tree loss, officers (landscape, ecology, and tree officers) concluded that the proposed mitigation was sufficient.

The planning officer outlined some of the proposals in the landscaping plan. New trees would be planted to replace those lost during the development. The selection of tree species would be carefully considered to ensure they were suitable for the local environment and provide long-term ecological benefits.

The plan incorporates features to enhance biodiversity, such as native plant species, wildflower meadows, and habitats for local wildlife, creating a more diverse and resilient ecosystem.

Elements like green roofs and walls would be included, contributing to the site's ecological value, mitigating the urban heat island effect, improving air quality, and providing additional habitats for wildlife.

The plan integrated SuDS to manage surface water runoff sustainably, including features like swales, rain gardens, and permeable paving, reducing flood risk and improving water quality.

Boundary buffers will provide visual screening, reducing the visual impact of the development from surrounding areas, which was crucial given the site's National Landscape location.

The plan includes the creation of amenity spaces for employees and visitors, such as seating areas and walking paths, enhancing the environment's overall quality and provided opportunities for recreation and relaxation.

Photographs showed the current state of the site and its context within the campus. Officers acknowledged the loss of trees but emphasised that the site was allocated for employment. Extensive discussions during the pre-application stage ensured the proposal's design, location, scale, and sustainability were optimised. On balance, the employment benefits of the proposal were considered significant for the local area and the council.

The recommendation was to approve the application subject to S106 and conditions in the report.

Councillor Roger Turnbull spoke on behalf of East Hendred Parish Council in objection to the application.

Mark Beddow spoke objecting to the application.

Steven Sensecall, the agent on behalf of the applicant, spoke in support of the application.

Ward Councillor Sarah James spoke on the  ...  view the full minutes text for item 174.

Change of use for two dwellings from dwellinghouse (class C3) to one 9 person HMO and one 7 person HMO, plus provision of bin and bike stores for each. With internal reconfiguration on one property and a part two storey side, part two storey rear, part single storey rear extension on the other.

The committee considered planning application P24/V1839/FUL:

Change of use for two dwellings from dwellinghouse (class C3) to one 9 person HMO and one 7 person HMO, plus provision of bin and bike stores for each. With internal reconfiguration on one property and a part two storey side, part two storey rear, part single storey rear extension on the other.

Consultations, representations, policy and guidance, and the site’s planning history, were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer presented the report to members. 

The planning officer confirmed that one further representation was received since the report was published, stating that highway site visits did not accurately reflect congestion times, particularly during school hours, and requesting further monitoring.

The proposal was to convert two dwellings into Houses in Multiple Occupation (HMOs), with 7 rooms in number 30 and 9 rooms in number 28, all for single occupancy with shared kitchens. This single occupancy would be secured by condition. The proposal also included a two-storey side extension and a part single, part two-storey rear extension. Other than the extensions, there would be little alteration to the external appearance.

Existing driveway parking included 3 spaces at the rear of number 30 and 1 space at the front of number 28. The proposal included providing drop kerbs to the front of both properties to create 2 new spaces at number 30 and 2 additional spaces at number 28, while retaining the 3 spaces at the rear of number 30. Bin stores and cycle stores were shown on plans, with a condition recommended to secure their details and dimensions to meet capacity requirements.

Concerns were raised during the consultation process about changing the dwellings from family homes to HMOs. It was noted that under permitted development rights, both dwellings could change to HMOs with six rooms each, totalling 12 individuals without changes to parking, cycle storage, or waste storage. The proposed increase to 16 rooms (16 individuals) would not significantly increase the impact but would allow for securing amenities for residents.

Concerns about congestion and parking were reviewed by highways officers, who carried out out-of-hours visits and confirmed that the requirement for 0.5 spaces per resident could be met, raising no objections. The primary concerns related to congestion during school drop-off and pick-up times, which were traffic management issues related to the school, not directly caused by the proposal.

The conclusion was that the proposal's impact was not significantly greater than what could be achieved using permitted development rights for 12-bed HMOs, but it included provisions for parking, cycle storage, and waste storage. Conditions were recommended to restrict the number of rooms to 16 and single occupancy only, and to secure 8 parking spaces before any residents moved in.

The recommendation was to approve the application subject to the conditions set out in the report.

Councillor Adam Rankin spoke on behalf of Botley and North Hinksey Parish Council in objection to the application.

Neil Simpson,  ...  view the full minutes text for item 175.

To receive the appeals information report from the head of planning.

Recommendation: to consider and note the appeals information report

The committee received the appeals information report from the head of planning.

The committee agreed to note the report.

Single Self Build Dwelling (BNG exempt). (Additional Information received 11 October 2024 - Design and Access Statement, Heritage Statement, Tree Survey, Sustainable Construction checklist) (Amended site plan relocating dwelling and additional information received 29 November 2024).

The committee considered planning application P24/V2077/FUL:

Single Self Build Dwelling (BNG exempt). (Additional Information received 11 October 2024 - Design and Access Statement, Heritage Statement, Tree Survey, Sustainable Construction checklist) (Amended site plan relocating dwelling and additional information received 29 November 2024).

Consultations, representations, policy and guidance, and the site’s planning history, were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer presented the report to members. 

The planning officer confirmed that the application was called in for decision by committee at the request of ward Councillor Sarah James. The application is for a new dwelling on land formerly used as a Bowling Green in East Hanney, located behind the former Plough public house. The site, within a conservation area and surrounded by listed buildings, was previously intended to retain the Bowling Green and build a new club house, as part of the development proposals for the Plough

The proposed dwelling is centrally located on the site, with access from Orchard Lane, parking at the front, and a garden at the rear. The design features a series of joined barns in an L-shape, varying between single and one-and-a-half storeys. The dwelling's position was adjusted during the application process to be further from the southern boundary.

Photographs of the site show its current state and surrounding context, including views towards the old Chapel, Chapel House, Chantry Cottage, and Yard House.

A bowls need assessment concluded that the Bowling Green was surplus to requirements, with sufficient capacity at other clubs to meet current and future demand. This aligns with the Council's updated leisure facility assessment and strategy, which did not identify East Hanney's Bowling Green as necessary.

The design and scale of the proposed dwelling were considered appropriate for the context. While the building would reduce the site's openness and contribute less to the conservation area, this harm was deemed less than substantial. The public benefits, including new housing and self-build housing, were considered to outweigh the low level of harm.

No significant impacts on neighbour amenity or highway safety were identified, and no technical matters preventing granting permission. The application was recommended for approval, subject to conditions outlined in the report.

Recommendation to approve subject to conditions.

Ward member Councillor Sarah James spoke on the application.

Members discussed the application, acknowledging the challenges of losing pubs in villages and the resulting changes to the landscape. They noted that, from their perspective and experience the proposed dwelling fit extremely well within the site. Members appreciated the time and effort invested in ensuring the proposal balanced acceptance within the community and the conservation area.

A motion, moved and seconded, to approve the application was carried on being put to the vote.

RESOLVED: to approve planning application P24/V2077/FUL subject to the following conditions:

Standard

1. Commencement 3 yrs - Full Planning Permission

2. Approved plans

Pre-commencement

3. Drainage Details (surface water)

4. Schedule of Materials

Vale of White Horse District Council – Planning Committee  ...  view the full minutes text for item 177.