Agenda item

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 CIL liable. Financial contributions were secured through a legal agreement, including £61,560 for healthcare, as well as contributions towards transport infrastructure, education, and waste.

Further questions were raised about the reclassification of the site for a care home instead of residential dwellings. The Planning Officer explained that the decision was based on discussions with the policy team and the interpretation of the local plan, which supported the provision of residential units and accommodation for the elderly. Core Policy 26 and its supporting text indicated that housing for older people, including care homes, was acceptable in strategic allocations. The site’s proximity to amenities and facilities, as well as public transport availability, was considered acceptable.

Members expressed concerns about the genuine intent of the local plan, emphasising that it was meant to provide affordable housing due to the nature of the site. They questioned the rationale behind changing the intended use. Infrastructure issues, particularly road capacity, were highlighted, with members noting that additional traffic could exacerbate the situation. Healthcare provision was also a concern, with a lack of GPs and NHS dentists mentioned.

It was noted that the Integrated Care Board had commented that medical facilities were sufficient, but also that there were objections from the Long Furlong Medical Centre. Members agreed that care homes were valued, and residents had rights to medical services. It was also noted that statutory bodies had not objected, and the care home was deemed to fit the site.

Members debated the suitability of the site for a care home, considering its location and public transport availability. The officer's view was that the proposed C2 use was acceptable.

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

RESOLVED: to approve planning application P23/V2861/O subject to the following conditions:

Standard

1. Reserved matters to be approved

2. Reserved matters time limit for submission

3. Time Limit - Outline Application

4. Time limit - Full Application

5. Approved plans & document list

Prior- commencement

6. Biodiversity Offsetting Scheme

7. Construction Environment Management Plan (Biodiversity)

8. Construction Environmental Management Plan (CEMP)

9. Community Employment Plan

10. Detailed Tree Protection Condition

11. Landscaping Scheme

12. Tree pits design

13. Sustainable drainage scheme

14. Foul drainage

15. Details of cycle parking facilities

16. Samples of materials

Concurrent with the submission of the Reserved Matters

17. Construction Environmental Management Plan for Biodiversity (CEMP:

 Biodiversity)

18. Biodiversity Enhancement Plan (BEP)

19. Sensitive lighting strategy for bats

20. Landscaping

21. Noise mitigation

Pre-occupation conditions and later trigger points

22. SUDS Compliance report

23. Public Art

24. Electric vehicle charging points – Residential

25. Framework Travel Plan

26. Travel Plan

27. Landscape and Ecology Management Plan (LEMP) 29: Care Home

 Infrastructure

28. Residential Infrastructure

29. Care Home Infrastructure Compliance

30. Noise mitigation – Care Home

Informative

1. Legal Agreement S106

2. Estate roads (20mph speed limit)

3. S278/S38/Private Streets Agreement

4. Trees and visibility splays

5. Works within the public highway

Councillor Robert Maddison re-joined the committee.