1.	APPLICATION SITE AND LOCALITY 

1.1.	The application site consists of a triangular shaped piece of greenfield land to the south of Bicester set between the A41and Wendlebury Road. It was previously put to arable farming but in recent years has been redundant and grassland has re-established. Hedgerows line the western and eastern boundaries and there is a small copse of woodland to the north. The southern boundary is open and so the site is exposed in views from the A41, Vendee Drive and Wendlebury Road from the south. The site is not covered by any local or national planning policy designations or any other statutory designation. It is however part of a larger site allocated through Policy Bicester 10 in the Cherwell Local Plan 2011-2031 Part 1 (CLPP1) for high-tech Class B1 employment development and there is an outline planning permission in place on the western part of this allocated site which includes the application site. 
1.2.	The site exists within a wider planned development context with new housing being constructed on land immediately to the west of the A41. A new park and ride facility has been constructed to the southwest side of the A41 roundabout and there are further allocations/permissions for employment development on land to the north too. Therefore, whilst the site appears to be somewhat isolated and within more of a countryside context (particularly as experienced from the south and east) this is not reflective of the likely short-medium term development context and this must be borne in mind.
2.	DESCRIPTION OF PROPOSED DEVELOPMENT
2.1.	The application submits reserved matters details (for access, scale, layout, appearance and landscaping) of a 149 bedroom hotel that was approved in principle as Phase 1A of outline planning permission 16/02586/OUT. 
2.2.	Following the submission of the original application proposals, amendments were received that proposed minor alterations to the siting of the hotel building and layout of the car parking to ensure the existing western boundary hedgerow could be retained. Other amendments were also proposed to the vehicular access as well as foul pumping station. These amendments were the subject of public re-consultation.
3.	RELEVANT PLANNING HISTORY

3.1.	The following planning history is considered relevant to these proposals: 
	
16/02586/OUT	Phase 1 of the proposed new business park ("Bicester Gateway") comprising up to 14,972 sq m (Gross External Area) of B1 employment based buildings, plus a hotel (up to 149 bedrooms), with associated infrastructure, car parking and marketing boards.	Application Permitted	

17/00096/SO	Screening opinion to 17/02557/REM - Reserved matters to 16/02586/OUT - Erection of hotel and associated works	EIA Not Required	

4.	PRE-APPLICATION DISCUSSIONS

4.1.	The following pre-application discussions have taken place with regard to this proposal:

Application Ref.	Proposal	

17/00233/PREAPP	Erection of 149 bedroom hotel	
	
4.2. 	Officers responded to the pre-application enquiry by raising some concerns about the design of the hotel building and the layout of the site in order to ensure that the building had a stronger relationship to the A41 and turned the corner more successfully onto Vendee Drive. Concerns were also raised about the proposed approach to pedestrian and cycle access to the development. 

5.	RESPONSE TO PUBLICITY

5.1.	This application has been publicised by way of a site notice displayed near the site, by advertisement in the local newspaper, and by letters sent to all properties immediately surrounding the application site that the Council has been able to identify from its records. The final date for comments was 05.03.2018, although comments received after this date and before finalising this report have also been taken into account. 
5.2.	No comments have been raised by third parties.

6.	RESPONSE TO CONSULTATION

6.1.	Below is a summary of the consultation responses received at the time of writing this report. Responses are available to view in full on the Council’s website, via the online Planning Register.
PARISH/TOWN COUNCIL AND NEIGHBOURHOOD FORUMS
Bicester Town Council – No objection
Wendlebury Parish Council – Objection. The Council is concerned that this development would increase traffic through the village and that no travel plan has been submitted that would commit traffic from the development to use the main roads. Increased traffic through Wendlebury and along Wendlebury Road will have a detrimental effect on its existing rural character.
Chesterton Parish Council – Observation raised. Wendlebury Road is too narrow to sustain traffic associated with Phase 1 and 2 of development on Bicester 10. The building appears to be incompatible and should be remodelled in a more innovative manner.  
CHERWELL DISTRICT COUNCIL
Landscape – The matter of the visual mitigation of the hotel façade facing the  A41 has not been addressed in Quod’s letter of 15.02. I recommended 50/50 % ratios of Betula pendula and Acer campestre at 5 m spacings in the plating area. I would expect a structural engineer’s report on the viability of these plantings. The A .c ‘Streetwise’ clone should be deleted in favour of the genetically more diverse native A. campestre. Good to see the retention of the native boundary hedges.

Arboriculture – No objections having reviewed the tree survey, AMS and tree retention/protection plans. 

Bicester Delivery Team – I note from your committee report on the outline application that you expressed some concerns about the scale of the proposed hotel development in relation to the site area  (paragraph 8.40 onwards), but that these could be overcome through a contemporary and high quality building design. You also noted that this gateway location to Bicester should create a sense of arrival and so should contain buildings of some scale, architectural merit and presence. Regrettably the proposed building design falls well short of what is required in this location (by CLPP1 Policy Bicester 10) in that although it is contemporary, its monolithic design combined with its scale and massing create a somewhat ugly and over dominant visual impact in this location, which is scarcely mitigated by the proposed landscaping treatment. The grey based palette of materials only exacerbate the bleak and uninspiring effect created by the building. The Bicester team would urge you to seek amendments to the building design to tackle the above concerns, given that this could well set an unacceptable precedent for the treatment of the rest of the development approved under the outline consent.

I note that the decision notice for the outline consent contains a condition which seeks the submission of a travel plan prior to the occupation of each phase. The Bicester Delivery Team is currently recruiting a Community Transport Planner, one role of whose will be to monitor the implementation of such documents. I am flagging this up early, but would ask that when you receive the Travel Plan for this development, you could let us know.

I note that there was no planning obligation which sought the submission of an Employment, Skills and Training Plan by the developer in which a target number of construction apprenticeships should be specified. I would ask that this issue is rectified through this reserved matters application via a condition if that would be more appropriate (than a S106 obligation) in line with Appendix 13 of CDC’s Developer Contributions SPD which is being considered for adoption on 26/2/18. This seeks 3 apprenticeships per 1000 sq m of floorspace.

Ecologist - The updated Phase 1 habitat survey report undertaken by WYG provides a detailed assessment of the the northern phase, however it was undertaken in November which is outside the optimal time of year to survey grassland habitat. As such the existing grassland is described as species poor which is not accurate, indicator species of UK BAP priority habitat were recorded last year during David Lowe's and my site visits. Therefore prior to site clearance a survey should be undertaken during June or July and should any rare species be recorded, these should be translocated as part of the biodiversity offsetting scheme. I note that a Construction Environmental Management Plan (CEMP) is being produced to include safeguards for protected species during site clearance and construction works, and this will need to be submitted and approved prior to any works commencing on site.

The proposed plans show that the existing hedgerow on the A41 western boundary is proposed to be removed.  We would strongly recommend retention and enhancement of the hedgerow in order maintain the existing a habitat corridor for wildlife, which at present comprises the existing hedgerow and ditch along the boundary. The proposed and existing hedgerows should be managed for biodiversity benefit, i.e. cut in sections in a three yearly rotation to leave uncut sections in any one year, and cut at the appropriate time of year to avoid disturbance to nesting birds which are protected under the Wildlife and Countryside Act (1981).  Any proposed hedgerows should comprise of native species of local provenance and comprise of a species diverse mix to provide maximum benefits for local wildlife e.g. foraging and nesting birds, invertebrates etc.  The height of the proposed hedgerows should also be confirmed for clarification purposes. 

The landscaping plans show the eastern hedgerow along Wendlebury Road is proposed to be retained (apart from one section for access) however the Site Plan (drawing number A-1002) appears to show this hedgerow to be removed.  The hedgerow should be retained as a foraging/commuting corridor for bats and other wildlife and this should be clarified. 

The swale planting (PL3 on Drawing TM336L04) should comprise of a native species-rich wet grassland seed mixture, as proposed at the outline stage, and native plug planting of marginal and emergent plants to replace some of the ornamental non native species proposed.  More night flowering and/or scented plant species to encourage nocturnal insects (and therefore bats) should be included in the landscaping plans around the hotel and car park, for example the following species could be included; evening primrose Oenothera sp, honeysuckle Lonicera sp. and jasmine Jasminium officinale. The proposed future management of these areas ie. the hedgerows, grassland margins and swales should also be provided to understand how they will be maintained and managed for biodiversity in the long-term.

Lighting and bats

I have viewed the Lighting Assessment completed by WYG showing the proposed lux levels around the site and assessment of the impacts on bats. The proposed external lighting is low and is considered to be suitable to maintain relatively dark corridors for foraging/commuting bats and other nocturnal species. 

Bat boxes/bird boxes

The outline stage, 6 bat boxes and 6 bird boxes were proposed across the site (Phase 1A and 1B). The proposed bat and bird box scheme for Phase 1A is for at least 2 bat boxes and 4 bird boxes which is considered acceptable, however this is provided that the other boxes can be included in Phase 1B of the development. Details of the proposed locations and specifications of the bat and bird box scheme within Phase 1A will be required as this stage to ensure these are suitable locations. The preference for these would be ideally incorporated into the proposed building as these types of boxes/bricks are found to be more robust than external boxes. 

Biodiversity offsetting scheme

I would like to note that the S106 requires submission of a biodiversity offsetting scheme to the LPA prior to commencement of development.

OXFORDSHIRE COUNTY COUNCIL
Transport DC – All previously raised concerns and objections have been addressed now that:
•	The pumping station has been removed from the land outside the site covered by the outline planning permission together with the associated vehicular access;
•	Sufficient cycle parking has now been provided which is appropriately spaced and covered;
•	Vehicle tracking now demonstrates suitability for access by a typical service/delivery vehicle;
•	The visibility splay shown for the vehicular access onto Wendlebury Road is now appropriate for the speed limit and recognises some partial removal of hedgerow. 

EXTERNAL CONSULTEES
Thames Water – A Grampian style planning condition should be imposed requiring an impact study to be carried out to determine wastewater infrastructure capacity and any upgrades required prior to commencement of the development.

7.	RELEVANT PLANNING POLICY AND GUIDANCE

7.1.	Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise.

7.2.	The Cherwell Local Plan 2011-2031 - Part 1 was formally adopted by Cherwell District Council on 20th July 2015 and provides the strategic planning policy framework for the District to 2031.  The Local Plan 2011-2031 – Part 1 replaced a number of the ‘saved’ policies of the adopted Cherwell Local Plan 1996 though many of its policies are retained and remain part of the development plan. The relevant planning policies of Cherwell District’s statutory Development Plan are set out below:

CHERWELL LOCAL PLAN 2011 - 2031 PART 1 (CLP 2031 Part 1)

•	ESD15 - The Character of the Built and Historic Environment
•	SLE3 – Supporting Tourism Growth
•	SLE4 – Improved Transport and Connections
•	ESD1 – Mitigating and Adapting to Climate Change
•	ESD2 – Energy Hierarchy
•	ESD3 – Sustainable Construction
•	ESD4 – Decentralised Energy Systems
•	ESD5 – Renewable Energy
•	ESD6 – Sustainable Flood Risk Management
•	ESD7 – Sustainable Drainage Systems (SuDS)
•	ESD10 – Protection and Enhancement of Biodiversity and the Natural Environment
•	ESD13 – Local Landscape Protection and Enhancement
•	ESD17 – Green Infrastructure
•	Bicester 10 – Bicester Gateway

CHERWELL LOCAL PLAN 1996 SAVED POLICIES (CLP 1996)

•	C28 – Layout, design and external appearance of new development
•	C8 – Sporadic Development in the Open Countryside

7.3.	Other Material Planning Considerations:

•	National Planning Policy Framework (NPPF)
•	Planning Practice Guidance (PPG)
•	Draft Cherwell Design Guide SPD
•	Non-Statutory Cherwell Local Plan 2011

8.	APPRAISAL

8.1.	The key issues for consideration in this case are:

•	Principle of Proposed Development;
•	Design and Layout;
•	Means of Access;
•	Ecology;
•	Landscaping;
•	Energy Efficiency/Sustainability.

Principle of Proposed Development
8.2.	The outline consent granted planning permission for a hotel (up to 149 bedrooms) on Phase 1A of the application and 14,900sq m of Class B1a office space on Phase 1B. This outline consent is still extant and the development now proposed on Phase 1A is in accordance with the description of development that has been permitted. The assessments and supporting information submitted and considered as part of the outline application was predicated upon a hotel building of similar physical scale and siting being developed on Phase 1A and with the means of pedestrian and vehicular access in similar locations. Therefore the details now submitted are generally in accordance with the parameters and principles established as part of the outline consent. 

8.3.	The outline consent did include a number of conditions relevant to reserved matters submissions and specified details that would need to accompany such applications. This included an energy statement, reptile survey and BREEAM report. This application includes all such required details and so constitutes a valid reserved matters application that is consistent with the terms of the outline consent. The principle of the proposed development is therefore established and is not to be revisited as part of this application. 

	Design and Layout
8.4.		Policy Bicester 10 recognises that the allocated site will form a new southern gateway to Bicester and so the policy requires a high quality architectural approach that creates a sense of arrival to the town, albeit one that is sensitive to its landscape setting and site constraints. The policy also requires the retention of existing trees and hedgerows to limit the visual impact of new buildings and the effect on local landscape character.
8.5.		As the land to the west of the A41 is proposed to form secondary school playing field land and there is an absence of built development in the immediate surroundings of the site, the proposed new hotel building would be read initially somewhat in isolation of other built form. It will therefore set something of a precedent for the architecture to follow on the remainder of Bicester 10. The main form of the building is 17.5m high and approximately 70m in length which accords with the parameters considered and accepted through the design and access statement and other assessments as part of the outline planning permission. As a result, the building will be prominent from it surrounding roads, particularly Vendee Drive and the A41. Its significant overall size means that it will somewhat dominate its site and be potentially a little overpowering from the Vendee Drive link at least until new soft landscaping has properly established. Nevertheless, officers recognised this as part of considering the outline application and concluded that it should still be visually appropriate provided that its architectural form and styling was of high quality. In this respect, given the lack of immediately surrounding built form and architectural context there is the opportunity for the building to propose an interesting and contemporary approach as a gateway building that marks the entrance to the town and help attract investment to the wider Bicester 10 office park. 
8.6.		Given the size and shape of the site the building is essentially visible from all sides and, whilst its entrance faces into the site rather than the main roads, it is essential that it properly addresses all aspects of the public realm which brings challenges. The building is essentially rectilinear in form which differs slightly from the more L-shaped footprint indicated in the illustrative plans at outline application stage. Nevertheless, the building is designed to feature an off-white rendered core whilst incorporating bronze coloured aluminium cladding and fins for detailing. The building has been designed such that it features rhythmically spaced double height vertical windows across the rooms of the second and third floors of the building which helps create the illusion of a four storey building rather than its actual five storeys. To help break up the scale of the building and its uniformity the fenestration is set within aluminium panelled recesses. External stair cores are also proposed which step out from the main range of the building and therefore add articulation to the elevations of the building to also add visual interest. These stair cores are proposed to be substantively glazed and featuring external bronzed aluminium fins over glazing so that it complements the similar aluminium detailing used elsewhere on the building to assist in creating a coherent character and legibility. Together the combination of the render and aluminium detailing as well as contemporary and innovative fenestration patterns help to create sufficiently interesting long elevations. The side elevations are narrow given the rectilinear form of the building and both are visible from the public realm, particularly the side elevation fronting onto Vendee Drive. The building however does not turn these corners quite so successfully and, whilst a more active and interesting approach has developed through a number of amendments, it does not have a strong or engaging relationship with Vendee Drive given its prominence. It is also proposed to be sited very close to Vendee Drive and, whilst there is space for new soft landscaping, it will always be prominent bordering on overbearing. The upper floors of the northeast elevation side elevation will also be rather visible from the southern carriageways of the A41 as well as the required new footway/cycleway within the highway verge to connect the development to the existing network.  
8.7.		The side elevations do however feature a mid-point step in the form of the building and a variation in materials with bronze coloured aluminium cladding and off-white rendered walls featuring recessed slot detailing to break up what would otherwise be a potentially bland exterior. A vertical line of glazing has also been added into the aluminium clad section of walling on each side elevation as well as a ‘curtain wall’ of fenestration in the return wall of the step between the two principal side walls of the building. Together the attempts to add visual interest are just about acceptable at creating a sufficiently attractive experience of the building from all main viewing points and which would, on balance, overcome concerns about the scale and visual dominance of the hotel building. 
8.8.		The building’s principal elevation faces into the site and towards the vehicular access and parking area. This elevation repeats much of the design approach found on the elevation fronting the A41 though adds more entrance features including projecting lobby and pergola covered paths guiding pedestrians towards the entrance. This should create a suitably high quality and legible principal elevation to the building that is appropriate to its intended use and context.
8.9.		With respect to the proposed development’s layout, it is clear from the drawings submitted and the supporting arboricultural assessments that all existing trees and hedgerows of significance will be retained as part of the development with the exception of that needed to be removed to create the new pedestrian/cycle and vehicular access points and their associated visibility splays. This is consistent with that considered and accepted in principle as part of the outline application. As a result, the existing soft landscape features on the site are appropriately incorporated which should help soften the appearance of the built development and help to partially respond to the landscape context and local character. This will be considered further later in this report. 
8.10.		With respect to the layout of the development, following amendments made from that originally proposed as part of pre-application enquiries there is a more logical, attractive and legible route for pedestrians and cyclists entering the site from the new footway/cycleway to be provided within the A41 verge. This now leads clearly along a soft landscaped path to the main entrance to the building and provides an opportunity for cycle parking in a safe and secure environment. The car parking area is also thought to be laid out in a sensible manner that enables suitable pedestrian access from parked vehicles to the hotel and also ensures that sufficient space remains for planting within the car park to help add relief to the otherwise more urbanised car park. The car park has been tracked to accommodate a large delivery and servicing vehicle and so officers are comfortable that the car park is proposed to be laid out in a manner that is suitable for its future users without causing undue conflict between users or congestion within the site. 
8.11.		In conclusion therefore officers are, on balance, comfortable with the contemporary design of the building and the opportunities for retained/new soft landscaping which helps overcome some concerns about the large scale and rectilinear form of the building and the slightly ambiguous side elevations. There is an absence of built development in the immediate surroundings and so the hotel building would be viewed somewhat in isolation such that there is less need to directly respond to an established architectural form, scale or style of building. For these reasons officers are of the view that the approach proposed to be taken to the design and layout is satisfactory given the context and would help to establish an appropriate new gateway to Bicester in accordance with the requirements of Policy Bicester 10 and associated policies of the Development Plan such as Policy ESD15 of the CLPP1. Conditions are however recommended requiring submission and approval of sample materials prior to commencement of above-ground construction of the building. 
		Means of Access
8.12.		Policy SLE4 of the CLPP1 together with the NPPF require safe and suitable access for all to new development together with the maximisation of opportunities for sustainable modes of travel. Policy Bicester 10 of the CLPP1 reflects many of these requirements. The wider transport impacts and associated infrastructure of the proposed development were considered and addressed as part of considering the outline application and so do not need to be revisited as part of considering these reserved matters. OCC as the local highway authority (LHA) has been consulted and they provide transport and highway advice to the Council. OCC has confirmed that, in its view, the amendments to the scheme now demonstrate appropriate visibility splays and a suitable means of vehicular access from Wendlebury Road (in the position indicated at outline stage) for all expected vehicles based on existing and proposed speed limits. 

8.13.		Two pedestrian and cyclist access points are proposed – one from the new footway/cycleway along the A41 to the west and the other from Vendee Drive. Both of these are appropriate in their utility and provide sensible entry points to the development that help to promote their use. Again, these are in positions previously indicated and accepted as generally appropriate as part of the outline planning application and so there is no reason to find them objectionable now. 

8.14.		Cycle parking is proposed in a convenient location adjacent to the main cycle access off the A41 footway/cycleway and generous levels of covered and secure cycle parking are shown. OCC as the LHA has also confirmed this. A condition is recommended however requiring the provision of the cycle parking prior to first occupation of the development as well as provision of the vehicular, pedestrian and cycle connections prior to first use of the hotel. 

8.15.		With respect to car parking, there is no adopted planning policy of direct relevance in the Development Plan though there are other policies such as ESD15 of the CLPP1 which require attractive new development and to which parking congestion might be at odds with. However, the Non-Statutory Cherwell Local Plan 2011 is still material to some extent albeit not necessarily up-to-date with the latest national planning policy/guidance and includes maximum parking standards which coincide with OCC’s own parking standards guidance. This specifies a maximum of 1 space per bedroom in hotel accommodation outside the town centres of Banbury and Bicester. These proposals are at this maximum level and so there is no reason to conclude that there is insufficient car parking or that there is too much which could prejudice the encouragement of alternatives to private car travel. OCC as the LHA has confirmed that the level of parking provision is suitable to prevent congestion or spillage of car parking out onto the public highway and so there are no wider highway safety concerns in this respect. For this reason officers have concluded that the car parking arrangements proposed are appropriate subject to a condition requiring the complete laying out of the car parking prior to first occupation of the development. 

		Ecology
8.16.		The Council concluded that as part of considering and approving the outline application that there would be a net loss of biodiversity through loss of habitat. It was concluded however that there would be unlikely to be material harm to protected or priority species though an additional reptile survey was required though this proved negative and the Council’s ecologist concurred with its findings. Policy Bicester 10 and ESD10 of the CLPP1 however require biodiversity to be preserved and enhanced and the outline proposals did not give confidence that this would overall be the case. Nevertheless, it was concluded that the outline application proposals were acceptable subject to a planning obligation contributing funds towards an identified local off-site biodiversity enhancement project. These funds are still awaiting payment though the trigger for its payment in the planning obligation has not been reached. 
8.17.		Through receipt of the amended proposals the vast majority of existing hedgerows and trees on the site are proposed to be retained and incorporated into the development as well as some new native tree/shrub planting. This accords with that considered as part of the outline application and required as part of conditions attached to the outline consent and leaves the biodiversity offsetting contribution still appropriate. Overall therefore the development proposed should be neutral in terms of biodiversity impact though a condition is also recommended that requires details of biodiversity enhancement measures within the design of the building to be submitted to and approved in writing prior to commencement of above-ground building works. These reserved matters proposals are therefore consistent with the parameters and requirements established as part of the outline consent and thus accord with the requirements of relevant adopted Development Plan policies including Bicester 10 and ESD10 of the CLPP1. 
		Landscaping
8.18.		Policy Bicester 10 requires structural planting and landscape proposals within the site as well as the retention of existing trees and hedgerows to create habitat for wildlife as well as limit visual intrusion into the landscape. As discussed previously, all existing hedgerows and trees of significance are proposed to be retained and an arboricultural method statement has been submitted that demonstrates that this is achievable and identifies the necessary tree protection measures. A condition is recommended to be imposed that requires the construction of the development to be carried out in accordance with the submitted method statement and tree protection measures.

8.19.		As all significant existing soft landscaping on the site is proposed to be retained this will help reduce the visual impact of the development on the wider landscape as required by Policy Bicester 10. New planting is proposed within the site as well as along the boundary with Vendee Drive and appropriate native species are shown in the planting plan. These new trees are unlikely to get to any substantial size but would nonetheless help to soften the new building and contribute towards creating an avenue feel provided this approach is mirrored as part of future office development on Phase 1B. The new soft landscaping is subject to a condition that requires its completion as well as the retention of existing hedges/trees shown in the submitted landscape. A landscape management and maintenance plan is also recommended to be required by condition and which would enable an appropriate regime of maintenance to be secured which would ensure hedgerows, trees and new planting is kept to an appropriate height etc. Subject to these conditions officers are satisfied that the proposals respond appropriately to their landscape setting and help create a suitable quality of new development that also contributes towards the preservation of biodiversity in accordance with the requirements of Policies ESD10, ESD13 and Bicester 10 of the CLPP1. 

		Energy Effiency/Sustainability
8.20.		Policies ESD1-ESD15 of the CLPP1 together require energy efficient new buildings that achieve BREEAM ‘very good’ standard and which incorporate significant on-site renewable energy generation. An Energy Statement has been submitted as part of this reserved matters application and demonstrates that the new hotel would be able to achieve BREEAM ‘very good’ and that efforts to make the building more thermally and energy efficient have been incorporated as well as measures to improve water efficiency. 

8.21.		The Energy Statement concludes that a number of renewable and low carbon technologies are feasible and viable to incorporate into the development. Officers concur with this assessment and agree that both a combined heat and power system as well as air source heat pumps are suitable and should be required by condition to be provided. Having considered the design of the building in detail it is agreed with the applicant that solar PV is not feasible to be installed on the building due to the shape and form of the roof and that there is insufficient space within the site to accommodate them elsewhere. Whilst ultimately renewable energy generation would amount to only about 10% of the building’s regulated emissions (i.e. space heating/cooling, lighting, ventilation, hot water) which is not particularly significant though in combination with the energy performance of the building and its BREEAM rating officers are satisfied that it should of sufficiently sustainable construction and operation.

		Other Matters
8.22.		Wendlebury Parish Council has raised concern about the absence of a travel plan and the potential for increased traffic through the village. The wider traffic and transport impacts of the development are matters that were addressed as part of considering the outline application and there is a corresponding condition imposed on the outline consent that requires submission and approval of a travel plan prior to first occupation of the development. Similarly there are other conditions and planning obligations associated with the outline consent that require off-site highway improvements to be carried out or funded to mitigate the impact of the development. 

8.23.		Thames Water has raised a concern about foul drainage capacity and the impact of the development on the existing network. However, this is a matter relevant to the principle of the development and not reserved matters details. To this end a condition was imposed on the outline consent requiring an impact study to be carried out to determine existing capacity and whether upgrades are required. This issue is not able or necessary to be revisited as part of considering reserved matters. 

8.24.		A representation from the Council’s Bicester Delivery Team raises the matter of construction apprenticeships and whether these should be required by condition on any approval pursuant to this application. These comments have been made in light of the recent decision of the Council to adopt its Developer Contributions SPD in February 2018 which supports various requirements in planning policies of the CLLP1. This SPD includes thresholds for provision of construction apprenticeships dependent on the size and type of proposed development. However, this application proposes reserved matters (i.e. details of a development already granted planning permission) and the issue of construction apprenticeships is not reasonably related to the scale, appearance, layout, landscaping or access to the development – it is instead more related to the principle of development and would need to have been addressed at the outline stage. The Developer Contributions SPD was neither at an advanced stage of preparation nor adopted at the time of issuing the outline planning permission and so no material weight was given to it and so the provision of construction apprenticeships was not a requirement in either a planning obligation or condition

9.	PLANNING BALANCE AND CONCLUSION
9.1.	The reserved matters proposals are considered to be in accordance with the parameters established as part of the granting of the outline consent and this submission accords with the specific requirements of the outline planning permission. The design and layout shown in these reserved matters for Phase 1A are considered to be visually and functionally appropriate to their context and of a sufficiently high quality to act as a strong new gateway to Bicester and act as a catalyst to delivery of the wider office business park permitted/allocated through the outline consent and Bicester 10 allocation. The proposals also demonstrate a suitably sympathetic approach to the site’s landscape constraints and local character by retaining existing soft landscape features and incorporating appropriate new planting to help limit the visual impact of the development and preserve ecological habitat/species. Officers are also satisfied that the proposed means of access to the development is safe and suitable whilst also prioritising sustainable modes of travel. The proposals have already been found to be acceptable in principle through the granting of the outline consent and the details now proposed are both consistent with that outline consent whilst also demonstrating accordance with all relevant requirements of Development Plan policies including Bicester 10, ESD1, ESD2, ESD3, ESD4, ESD5, ESD10, ESD13 and ESD15 as well as SLE4 of the CLPP1 as well as other material considerations such as national planning policy set out in the NPPF as well as relevant planning policies in the Cherwell Local Plan 1996 and draft policies in the Non-Statutory Cherwell Local Plan 2011. There are no material considerations that exist to conclude that anything other than determining these reserved matters in accordance with the Development Plan and so this application should be approved. 
10.	RECOMMENDATION
That these reserved matters are approved subject to the following conditions:

1	Except where otherwise stipulated by condition on this reserved matters approval or on the outline planning permission, the development within the application site shall be carried out strictly in accordance with the following plans and documents so far as they relate to the reserved matters for which this approval was sought:   
	
DD-BIC-NOR-00-DR-SP-A-1001 Rev. A
DD-BIC-NOR-00-DR-SP-A-1010 Rev. A
DD - BIC-NOR-00-DR-SP-A-1002 Rev A
DD - BIC-NOR-00-DR-SP-A-1003 Rev A
DD - BIC-NOR-00-DR-SP-A-1004 Rev A	
DD - BIC-NOR-00-GA-A-3100 Rev B
DD - BIC-NOR-01-GA-A-3101 Rev B
DD - BIC-NOR-02-GA-A-3102 Rev B
DD - BIC-NOR-05-GA-A-3103 Rev B
DD - BIC-NOR-ZZ-DR-EL-A-5001 Rev B
DD-BIC-NOR-XX-00-GA-A-6000
DD-BIC-NOR-XX-00-GA-A-6001 Rev A
DD-BIC-NOR-XX-00-GA-A-6002
TM336L02 Rev B
TM336L04 Rev C
TM336L03 Rev C
3775-WSP-00-ZZ-DR-CE-1004-P03

	Reason - For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and to comply with Government guidance contained within the National Planning Policy Framework.

 2	Notwithstanding anything shown in the plans and documents submitted/approved as part of this application, prior to the commencement of any works of construction of walls of the hotel building above ground level, samples of the external materials to be used in the construction of the walls and plant screen shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the samples so approved.
	
	Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031 Part 1, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 3	All planting, seeding or turfing comprised in the planting details set out in dwg no. TM336L04 Rev. C shall be carried out during the first planting and seeding seasons following either the first occupation of the hotel building or the substantial completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years of their planting either die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.
	
	Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 4	Prior to the first occupation of the development hereby approved, a landscape management plan, to include the timing of the implementation of the plan, long term design objectives, management responsibilities, maintenance schedules (including of boundary hedgerows/trees) and procedures for the replacement of failed planting shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the landscape management plan shall be carried out in accordance with the approved details.
	
	Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 5	The development hereby approved shall be carried out strictly in accordance with the recommendations and specifications set out in the submitted Arboricultural Method Statement (AMS) (prepared by CBA Trees and dated March 2018). Those trees and hedgerows proposed for retention within the AMS and dwg no. TM336L02 Rev. B shall be incorporated into the development and protected during construction as set out in the submitted AMS. 
	
	Reason - To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area, to ensure the integration of the development into the existing landscape and to comply with Policies Bicester 10 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1 as well as Policy C28 of the adopted Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 6	All new hardsurfaced areas including paths, parking and turning areas within the development as shown in dwg no. TM336L03 Rev. C shall be fully laid out and ready for use prior to the first occupation of the development and shall thereafter be so retained.
	
	Reason - In the interests of accessibility and the satisfactory appearance of the development in accordance with the requirements of Policies ESD15, SLE4 and Bicester 10 of the Cherwell Local Plan 2011-2031 Part 1.

 7	There shall be no trenches, pipe runs, drains or any other excavation to be carried out within the Root Protection Area (RPA) of the trees/hedgerows shown for retention on dwg no. TM336L02 Rev. B unless with the prior written agreement of the local planning authority.
	
	Reason - To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area, to ensure the integration of the development into the existing landscape and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 8	The hereby approved development shall not be brought into use until the vehicular, cycle and pedestrian connections as shown in dwg nos. DD-BIC-NOR-00-DR-SP-A-1003, DD-BIC-NOR-00-DR-SP-A-1004 and 3775-WSP-00-ZZ-DR-CE-1001 Rev. P03 between the development and the highway have been completed and made available for use.  
	
	Reason - In the interests of highway safety, accessibility and to promote sustainable modes of travel to comply with Policies SLE4 and Bicester 10 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 9	No occupation of the hereby approved development shall take place unless and until the vision splays shown in dwg no. 3775-WSP-00-ZZ-DR-CE-1003 Rev. P03 have been provided and kept clear of any object, structure, planting or other material of a height exceeding 0.6m measured from the carriageway level.
	
	Reason - In the interests of highway safety and to comply with Government guidance contained within the National Planning Policy Framework.

10	The development hereby approved shall be  constructed and not occupied unless and until operated in accordance with the conclusions of the submitted Energy Statement (produced by RED, dated 9th March 2018 - edition 5) and constructed in accordance with the BREEAM Pre-Assessment report (produced by RED, dated 6th December 2017 - Revision A) to achieve a 'Very Good' rating. 
	
	Reason - To ensure that the development incorporates sustainable means of construction and operation to increase energy efficiency and reduce wider environmental impact in accordance with the requirements of Policies ESD1, ESD3, ESD4 and ESD5 of the Cherwell Local Plan 2011-2031 Part 1.

11	Only external lighting in accordance with that set out in the submitted Lighting Assessment (produced by WYG, dated December 2017) shall be used as part of the development and within the site. No other external lighting shall be used unless first submitted to and approved in writing by the local planning authority. 
	
	Reason - In the interests of protecting the ecological interests of the site and the nocturnal species for which the site forms part of their habitat in accordance with the requirements of Policies ESD10 and Bicester 10 of the Cherwell Local Plan 2011-2031 Part 1.

12	Prior to the commencement of any works of construction of the hotel building above ground level, details of biodiversity enhancement measures to be incorporated into the building and included within the site shall be submitted to and approved in writing by the local planning authority. Thereafter the approved biodiversity enhancement measures shall be installed as part of the development and must be in place prior to the first occupation of the development.
	
	Reason - In the interests of taking opportunities to preserve and enhance nature conservation in accordance with the requirements of Policies ESD10 and Bicester 10 of the Cherwell Local Plan 2011-2031 Part 1.

13	Prior to the first occupation of the development hereby approved, the parking and manoeuvring areas shall be provided in accordance with that shown in dwg nos. DD-BIC-NOR-00-DR-SP-A-1002and TM336L03 Rev. C and shall be constructed from porous materials or provision shall be made to direct run-off water from the hard surface to a Sustainable Drainage System (SuDS) within the site. Thereafter, the parking and manoeuvring area shall be retained as approved and shall be unobstructed except for the parking and manoeuvring of vehicles at all times.
	
	Reason - In the interests of ensuring a sustainable standard of amenity for future site users and to reduce the risk of indiscriminate parking occurring outside the site as well as congestion backing onto the public highway in accordance with the requirements of Policies SLE4, ESD15 and Bicester 10 of the Cherwell Local Plan 2011-2031 Part 1 as well as Government guidance contained in the National Planning Policy Framework (NPPF).

14	The development hereby approved shall not be brought into use until the cycle parking facilities shown in dwg nos. DD-BIC-NOR-XX-00-GA-A-6001 Rev. A and DD-BIC-NOR-00-DR-SP-A-1002 Rev. A have been completed and made available for use. The approved cycle parking facilities shall thereafter be retained. 
	
	Reason - In the interests of promoting sustainable modes of travel in accordance with the requirements of Policy SLE4 of the Cherwell Local Plan 2011-2031 Part 1.

	

Case Officer: 	Matthew Parry	DATE: 26.03.18	
Checked By: 	Bob Duxbury	DATE: 28.3.18