Agenda item

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 application.

Members raised a query about the provision of shower, washing, and changing facilities mentioned in the OCC Highways comments. The Planning Officer clarified that these facilities would be up to the future occupier to provide, as there was already a hub on the site offering these amenities. The officer confirmed that the facilities were covered by existing provisions on the site.

A motion, moved and seconded to defer for a site visit fell on being put to the vote.

The committee debated the merits of the application, with some members expressing concerns about the loss of trees and the adequacy of the landscaping plan. However, it was noted that the proposal had undergone rigorous testing and multiple design alterations to achieve the best outcome.

Members also discussed the employment benefits of the proposal and the importance of the site within the enterprise zone. The Planning Officer reiterated that the proposal was in line with the campus master plan and complied with relevant policies.

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

RESOLVED: to approve planning application P24/V1980/FUL subject to the following conditions:

Standard

1. Time limit - Full Application

2. Approved plans and documents

Prior Commencement

3. Faunal Enhancements

4. Unsuspected Contaminated Land Condition

Vale of White Horse District Council – Planning Committee – 22 January 2025

Prior occupation

5. Off-site highway works (implementation as approved)

6. Vehicular access

7. Car Parking

8. Bicycle Parking

9. EV Charging Points

10.Travel Plan

11.SUDs Compliance Report

Compliance

12.Public Art

13.Construction Traffic Management Plan (CTMP)

14.Community Employment Plan (CEP)

15.Tree protection (implementation as approved)

16.Landscaping implementation

17.Materials in Accordance with App

18.External Lighting

19.Implementation of Ecological Mitigation

Informative

20. Informative - Biodiversity offsetting

21. Informative - Thames Water