1.	Application Site and Locality 

1.1	The application site for this proposal is part of the former RAF/USAF Upper Heyford base. Located to the south side of Camp Road the site consists of an area formerly occupied by a mix of commercial and residential buildings now demolished. 
1.2	The base was designated a conservation area in 2006, its primary architectural and social historic interest being its role during the Cold War. The nature of the site is defined by the historic landscape character of the distinct zones within the base. The designation also acknowledges the special architectural interest, and as a conservation area, the character of which it is desirable to preserve or enhance and provides the context and framework to ensure the setting and appearance of sections of the Cold War landscape are preserved. This application is within the Residential Zone-10B- RAF Domestic and Residential Section as defined within the Conservation appraisal.
1.3	In the appraisal, the character of the Area is described as:
“The 1920s, red brick, RAF buildings to the south of Camp Road are laid out around and orientated towards the parade ground. The style of the buildings within the area is again British Military and because of their grid-like orientation the area has a strong ‘campus’ character distinct from the Technical Site to the north on the other side of the road. The area immediately south of the parade ground was developed during the period of RAF expansion in the 1930s. The area is dominated by the Institute (488) and H blocks (489, 498 and 500) set around it. This area has a coherent character distinct from the 1920s buildings. The general ‘military architect’ character of the area has been diluted by post-war alterations.”
1.4	In terms of the uses on site, the military use ceased in 1994. Since 1998 the site has accommodated a number of uses in existing buildings, first under temporary planning permissions latterly under a permanent permission granted on appeal and subsequent applications. 
1.5	Over the last 10 years numerous applications have been made seeking permission to either develop the whole site or large parts of it and numerous of them have gone to appeal. The most significant was application ref 08/00716/OUT. Following a major public inquiry that commenced in September 2008 the Council received the appeal decision in January 2010 that allowed “A new settlement of 1075 dwellings, together with associated works and facilities including employment uses, community uses, school, playing fields and other physical and social infrastructure (as amended by plans and information received 26.06.08).” This permission included the flying field and the uses and development permitted upon it at the appeal have been implemented under the appeal permission.
1.6	The development of the settlement and technical areas was delayed as the masterplan was refined. As a result, a new masterplan was drawn up which, whilst similar to the one considered at appeal, has been modified. The main reason for a fresh application arose from the desire of the applicant to retain more buildings on site. Apart from that, the most significant changes are this new area of open space centred on the parade ground, the retention of a large number of dwellings including 253 bungalows, and more of the heritage buildings, the demolition of which was previously consented. The retention of these buildings at their existing low density has meant the masterplan has expanded the development area west on to the sports field.
1.7	The revised masterplan was submitted as part of the outline application for “Proposed new settlement for 1075 dwellings, together with associated works and facilities, including employment uses, a school, playing fields and other physical and social infrastructure” and was granted permission on 22nd December 2011 (ref 10/01642/OUT). 
1.8	Since approval of that application the development of Heyford has been progressed in a number of ways that relate to this application. Firstly, Building 74 and 583, the Officers Mess and Sports Hall, have been approved as a through school (ref 13/00741/F; 13/00343/F) and subsequently the site previously identified for a primary school in the masterplan  has been approved for housing (ref 13/01811/OUT). A village green has also been approved (ref 15/00153/REM).The road subject of this application runs over land covered by both outline residential applications mentioned above and will serve phases 5 and 6 of Dorchester’s housing programme together with the village green. In fact subsequent to the submission of the detailed application of this road, reserved matters submission has been made for the former primary school site (ref 16/00627/REM) and a detailed application for phase 6 (ref 16/00263/F)
1.9	The application site has been cleared of buildings; development has commenced on the village green and a scheme for the new village centre to the east and north is imminent.
2.	Description of Proposed Development
2.1	The road is designed to provide the main access into the housing site south of Camp Road. It conforms to the specification for a secondary street in the approved Heyford Design Code (HDC) meaning it is designed to provide a bus route to serve the resident population south of Camp Road. It has a 6.1m carriageway with footways 1.8m wide either side of the road. There will be integral traffic calming including narrowing of the carriageway and ramping tables at junctions. Landscaping is not shown but is a requirement of the HDC.
3.	Relevant Planning History

App Ref	Description	Status	

08/00716/OUT	OUTLINE application for new settlement of 1075 dwellings, together with associated works and facilities including employment uses, community uses, school, playing fields and other physical and social infrastructure (as amended by plans and information received 26.06.08).	Permitted on appeal	

10/01619/CAC	Demolition of existing structures (as per Conservation Area Consent Schedule and Drawing No. D.0291 38-1)	PER	
	
10/01642/OUT	Outline - Proposed new settlement of 1075 dwellings including the retention and  change of use of 267 existing military dwellings to residential use Class C3 and the change of use  of other specified buildings, together with associated works and facilities, including employment uses, a school, playing fields and other physical and social infrastructure	PER	
	
15/00153/REM	Reserved Matters to Outline application 10/01642/OUT - Village green including sports provision.	PER	
	
13/01811/OUT	OUTLINE - Up to 60 dwellings and public open space with associated works	PER	
	
16/00627/REM	Reserved Matters to 13/01811/OUT - Erection of 60 dwellings and public open space with associated works	PCO	
	
13/00740/F	Change of Use of Building 74 and associated open space to Class D1 including external and internal alterations and associated infrastructure and landscaping works	PER	
	
13/00343/F	Retention and change of Use of building 583 and associated open space to Class D1/D2 including erection of entrance canopy, other external alterations including partial demolition works and associated infrastructure and landscapin	PER	

4.	Publicity

4.1	The application was publicised by way of neighbour notification letters and a notice displayed near to the site.
5.	Response to Consultation

5.1	Heyford Parish Council: No objection
5.2	Cherwell District Council: Landscape Architect: concerned by absence of landscaping details.
5.3	Oxfordshire County Council:
County Highways Officer originally objected but this has been withdrawn following receipt of further information. They still express doubts about the viability of it as a bus route. The specification is to an acceptable standard. They would prefer to see storm water drainage separated but accept this has already been previously. (Design issues have been dealt with through the Design Code.)

5.4	Other External Consultees:
English Heritage: No comment
6.	Relevant National and Local Planning Policy and Guidance

Development Plan Policies

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

ESD15 - The Character of the Built and Historic Environment
VIL5 - Former RAF Upper Heyford
ESD13 - Local Landscape Protection and Enhancement
ESD15 - The Character of the Built Environment

Cherwell Local Plan 1996 (Saved Policies) 

C23 - Retention of features contributing to character or appearance of a conservation area 
C28 - Layout, design and external appearance of new development

Other Material Planning Considerations

RAF Upper Heyford Conservation Appraisal 2006 (UHCA)

In addition a design code was approved in October 2013 in order to comply with Condition 8 of planning permission 10/010642/F. This was required to “to ensure that the subsequent reserved matters applications are considered and determined by the Local Planning Authority in the context of an overall approach for the site consistent with the requirement to achieve a high quality design as set out in the Environmental Statement, the Revised Comprehensive Planning Brief for the site, and Policies UH4 of the Non Statutory Cherwell Local Plan, H2 of the Oxfordshire Structure Plan 2016 and comply with Policies CC6, CC7 and H5 of the South East Plan 2009.”

National Planning Policy Framework (The Framework)
Planning Practice Guidance (NPPG)

7.	Appraisal

7.1	The key issue for consideration in this case is whether this scheme conforms to the principles set out in the development plan, the outline planning permission and masterplan for the site, and the design codes as approved. The answer is yes. It was always envisaged that this road would be part of the planned development. It has moved slightly west to facilitate the expansion of the village green in order to enable a cricket pitch to be laid out.
7.2	The details set out in the drawings and supporting documentation confirm it will be in line with the parameters of the Design Code.
7.3	The only additional comment to be reported is that the application for the road has been submitted to facilitate the early and prompt provision of housing at this strategic development site
8.	Conclusion
The adjacent residential development is well underway. Applications are in for approval of reserved matters of houses to be served off this road. The site presently has a derelict appearance which will detract from the amenity of residents when they occupy those houses.
It is considered this scheme will form an important entrance to an area with a distinct character reflecting the principles set out in the masterplan and design coding for the site. It conforms to the Council’s site specific policy-Village 5. It is therefore recommended 

9.	Recommendation

Approve, subject to:

Conditions

1	The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.
	
	Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 2	Except where otherwise stipulated by condition, the application shall be carried out strictly in accordance with the following plans and documents: Application forms and drawings numbered:
	o	HEYF-5-766 Boundary Detail
	o	HEYF-5-880-B Long Sections  Sheet 1
	o	HEYF-5-881 C Long Sections  Sheet 2
	o	HEYF-5-760B General Arrangement
	o	HEYF-5-761 B External Finishes
	o	HEYF-5-763A Bus Tracking
	o	HEYF-5-762A Refuse Tracking
	o	HEYF-5-765 Typical construction details

	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. 

 3	If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.
	
	Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy ENV12 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 4	Within 6 months of the commencement of the development hereby approved, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the site shall include:-
	
	(a) 	details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas,
	
	(b) 	details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,
	
	(c)	details of the hard surface areas, including pavements, pedestrian areas, reduced-dig areas, crossing points and steps.
	
	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 C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 5	All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development 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 C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 6	Prior to occupation of any residential accommodation accessed from the road hereby approved, a landscape management plan, to include the timing of the implementation of the plan, long term design objectives, management responsibilities, maintenance schedules and procedures for the replacement of failed planting for all landscape areas, other than for privately owned, domestic gardens, 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 C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

PLANNING NOTES 

 1	STATEMENT OF ENGAGEMENT
	
	In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 and paragraphs 186 and 187 of the National Planning Policy Framework (March 2012), the Council has worked positively and proactively to determine this application in an efficient manner having worked with the applicant/agent where necessary to resolve any concerns that have arisen during consideration of the application in the interests of achieving more appropriate and sustainable development proposals. Consent has been granted accordingly.

 2	The County Archaeologist has indicated that the proposal does not appear to directly affect any presently known archaeological sites.  However, the County Council's records do show the presence of known archaeological finds nearby and this should be borne in mind by the applicant.  If archaeological finds do occur during development, the applicant is requested to notify the County Archaeologist in order that he may make a site visit or otherwise advise as necessary.  Please contact : County Archaeologist, Department of Leisure and Arts, Oxfordshire County Council, Central Library, Westgate, Oxford, OX1 1DJ (Telephone 01865 815749).

 3	Attention is drawn to a Legal Agreement related to this development or land which has been made pursuant to Section 106 of the Town and Country Planning Act 1990, Sections 111 and 139 of the Local Government Act 1972 and/or other enabling powers.

 4	The applicant’s and/or the developer’s attention is drawn to the requirements of the Control of Pollution Act 1974, the Environmental Protection Act 1990 and the Clean Air Act 1993, which relate to the control of any nuisance arising from construction sites.  The applicant/developer is encouraged to undertake the proposed building operations in such a manner as to avoid causing any undue nuisance or disturbance to neighbouring residents.  Under Section 61 of the Control of Pollution Act 1974, contractors may apply to the Council for ‘prior consent’ to carry out works, which would establish hours of operation, noise levels and methods of working.  Please contact the Council’s Anti-Social Behaviour Manager on 01295 221623 for further advice on this matter.

 5	The applicant shall draw to the attention of the Local Planning Authority the presence of any unsuspected contamination encountered during development. In the event of contamination to land, water or environment being encountered, no development shall continue until a programme for investigation and/or remedial work, to be performed by a competent person, has been submitted in writing and approved by the Local Planning Authority. No part of the development shall be occupied until remedial, monitoring and certification of works have been undertaken and a remediation and validation reports submitted to and approved by the Local Planning Authority. For further information please contact the Council’s Environmental Protection Officer.

Case Officer: Andrew Lewis		DATED: 14 April 2016