Agenda item

Application for the redevelopment of an existing redundant site for mixed-use residential and retail development, including the provision of parking, refuse and cycle storage and associated works following partial demolition of the existing retail unit. As amended by: (Additional and amended information received 28 February 2022). (Additional and amended information received 22 November 2022 to revise site layout in respect of bins, cycle parking, pedestrian access and turning provision and provide PRA) (Amended elevation plan rec 5 Dec 2022) (Amended plans rec 19 Dec 2022 revising car and cycle parking and providing bin presentation point). (Additional bat surveys received 16 June 2023)

The committee considered planning application P21/V3520/FUL for the redevelopment of an existing redundant site for mixed-use residential and retail development, including the provision of parking, refuse and cycle storage and associated works following partial demolition of the existing retail unit, as amended by: (additional and amended information received 28 February 2022), (additional and amended information received 22 November 2022 to revise site layout in respect of bins, cycle parking, pedestrian access and turning provision and provide PRA ), (amended elevation plan rec 5 Dec 2022), (amended plans rec 19 Dec 2022 revising car and cycle parking and providing bin presentation point), (additional bat surveys received 16 June 2023), on land at 3-7 Marlborough Street, Faringdon.  

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 introduced the report and highlighted that the application was brought to the committee as the Vale of White Horse District Council owned the land to the rear of the site (Southampton Street Car Park).

The planning officer informed the committee that the site was located in Faringdon town centre and within the Faringdon Conservation Area. The site also fronted onto Marlborough Street to the north-west and Southampton Street Car Park to the south-east. In addition, the committee was informed that there were several grade II listed buildings near the site: the Roman Catholic Church of Blessed Hugh and St Thomas to the south-west, the Corn Exchange and former Savings Bank across Marlborough Street to the north, and the Red Lion former public house adjoining the site to the north-east.

The planning officer also noted that the frontage of the site onto Marlborough Street was a pair of 19th century town houses with a single-story link, in which one was occupied by Costa Coffee and the other was formerly occupied by Budgens, and the rear was enclosed and developed into retail space but was currently unused.

It was also noted that a previous scheme was approved in 2020 which accepted the principal of development due to the reduced floor space for retail which was believed to increase the viability of future retail occupants and in turn enhance the town. The dwellings were also sighted further away from grade II listed church in the current application than in the previously approved one. Due to these amendments, the conservation officer viewed the present scheme as being better than the previously approved application. 

As the application would provide seven new flats, the proposed car parking provision of 14 spaces was confirmed by the planning officer to be in compliance with the parking standards. The planning officer also highlighted a correction to the report as point 5.26 should read ‘14 unallocated car parking spaces’, not 15.

On the character and design of the development, the planning officer informed the committee that it was officer’s opinion that the application would be in keeping with the surrounding area as it would be traditional in appearance and so respond appropriately to the Faringdon Conservation Area. She also informed the committee that confirmation about the use of materials was proposed as a recommended condition on approval of the application.

Overall, the planning officer confirmed that the application complied with the local and neighbourhood plans, would provide additional residential dwellings in the town centre, utilise a brownfield site, include new and existing retail, whilst making the site more viable in current economic climate, conserve and enhance the conservation area, and not damage nearby listed buildings or neighbouring amenity. For all those reasons, the planning officer recommend the application be approved.

Councillor Mike Wise spoke on behalf of Faringdon Town Council, in support of the application. 

Johnathan Headland, the agent representing the applicant, and Gene Webb, spoke in support of the application. 

The committee inquired into the carbon reduction and biodiversity features of the scheme and the planning officer confirmed that solar panels were proposed in the application as well as the use of gas-free heating and hot water. On biodiversity, she also noted that the application would achieve biodiversity net gain and that there were conditions on approval which required bird and bat boxes to be provided on site.

On a question about the potential for rear access for delivery lorries, the planning officer clarified that deliveries for the retail units were currently via Marlborough Street. However, due to the proposed access improvements and the provision of a lorry turning point within the site which would allow them to leave onto Marlborough Street facing forward, she believed that the application would be an improvement to the current situation.

Members then asked about if there was a lack of parking provision for the retail workers. In response, the planning officer highlighted to the committee that the retail units proposed were reduced significantly in size and that, as the site was in a very sustainable location due to the close proximity of public transport links and the carpark to the rear, Oxfordshire County Council highways had raised no objection on those grounds as they did not believe dedicated parking for those workers was required.

Overall, as the committee was satisfied with the planning officer’s response to their questions and that the application would be a positive redevelopment of a brownfield site in the conservation area, would enhance the street scene, deliver additional dwellings to bring more vitality to the town centre, and was a large improvement on the original scheme, it was agreed that the application should be approved subject to conditions.

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

RESOLVED: to approve planning application P21/V3520/FUL, subject to the following conditions:

Standard:

1. Commencement within three years

2. Approved plans list

Pre-commencement:

3. Sample materials to be submitted

4. Schedule of external repairs and alterations to retained building to be submitted

5. Surface water drainage scheme to be submitted

6. Foul water drainage scheme to be submitted

7. Construction Traffic Management Plan to be submitted

8. Archaeological Watching Brief and Written Scheme of Investigation to be submitted

9. Refuse and recycling details to be submitted

10. Landscaping scheme to be submitted (and implemented)

11. Contamination land phased risk assessment to be submitted

12. Biodiversity strategy to be submitted

13. Details of balcony screening to be submitted

Pre-occupation:

14. Access and visibility splays provided in accordance with plans

15. Turning area provided in accordance with plans

16. Car parking provided in accordance with plans

17. Cycle parking provided in accordance with plans

18. Contamination validation report to be submitted

Compliance:

19. No gates to be erected at the site access/within 10m of highway

20. Implementation of programme of archaeological works