Title: Godswell Park, Bloxham
Author: Rebecca Horley
Last saved by: Paul Ihringer
Company: Cherwell District Council

Land North East Of
Skimmingdish Lane
Launton

17/01712/REM

Case Officer: | Bob Duxbury | Recommendation: Approve
Applicant: | Albion Land Ltd
Proposal: | Reserved Matters to 15/01012/OUT - Phases 2b (in part) (which comprises a section of the internal spine road) and Phase 3a (in part) which has been split into 2 plots for the purposes of delivery (referred to as plots 2 and 3). This application relates to Plot 2.
Expiry Date: | 16 November 2017 | Extension of Time: |

1.	APPLICATION SITE AND LOCALITY 

1.1.	In May 2016 outline planning consent was granted for a development of up to 48,308sqm of employment floorspace to the north of Skimmingdish Lane (application reference 15/01012/OUT). 
1.2.	To the north and west of the application site is RAF Bicester, a designated conservation area containing a scheduled ancient monument and locally listed buildings.
1.3.	To the north and east of the outline application site are cultivated fields and largely open countryside with a watercourse and a strong tree lined boundary. There is a Biodiversity Action Priority habitat located on the northern part of the site. The site is partially located within flood zones 2 and 3. The public footpath running through the site has recently been diverted to run along the eastern boundary of the site instead to enable development to take place. 
1.4.	To the south of the outline application site is a residential care home, two stories in height and of modern brick and render construction. 
1.5.	To the south of Skimmingdish Lane is a residential area and to the south and east is the Launton Lane Industrial Estate. Although buildings on it are primarily industrial there is an increasing mix of uses including recent retail units having been constructed, petrol filling stations and car sales, etc. The buildings are generally two storeys in height and mainly built in a modern, utilitarian style with simple materials, metal cladding being pre-dominant.

2.	DESCRIPTION OF PROPOSED DEVELOPMENT
2.1.	The outline planning permission established the principle of development and agreed a set of parameter plans for development area and building zones, access and circulation, siting, site levels and building heights and landscaping. 
2.2    All matters apart from access were reserved at outline stage
2.3	This application proposes the construction of B1/B2 and B8 units in the northern quarter of the site, to the rear of the units recently approved under 17/01289/REM. The buildings will consist of (i) a detached unit measuring 62m by 46m and 13 m high (Unit A) (ii)  two linked units of varying size with a 96m frontage with ridge heights of 12.5m (Units B and C) and (iii) a terrace of 4 units of varying sizes with a frontage of 172m  and ridge heights of 12-13m (Units C to G). They are accessed off a central courtyard containing servicing and car parking(except Unit A whose access/servicing/car parking is separate and on the north side) .The central courtyard is accessed from the main spine road serving the wider estate .

RELEVANT PLANNING HISTORY

3.1.	The following planning history is considered relevant to the current proposal: 
Application Ref. | Proposal | Decision
15/00009/SO | Screening Opinion - Flexible mix of Class B employment uses | Screening Opinion not requesting EIA
15/01012/OUT | OUTLINE - Development of up to 48,308sqm of employment floorspace (Class B1c, B2, B8 and ancillary B1a uses), the siting of buildings to the south of the site, servicing and circulation areas, vehicular and pedestrian access from Skimmingdish Lane and landscaping | Application Permitted
16/00422/DISC | Discharge of Conditions 2 (Phasing plan), 10 (Details of off-site highway works), 13 (Means of Access), 15 (Written scheme of investigation), 16 (Archaeological investigation), 17 (CEMP), 20 (Badger mitigation) and 21 (Reptile mitigation) - Application 15/01012/OUT | Application Permitted
16/00480/DISC | Discharge of Conditions 6 (floodplain compensation), 8 (langford beck buffer), 9 (surface water management), 18 (landscape and ecology management plan and 22 (arboricultural method statement) of 15/01012/OUT | Application Permitted
17/01289/REM | Reserved Matters to 15/01012/OUT - The reserved matters submission relates to Phases 2a (which comprises a section of the internal spine road) and Phase 3a (in part) which has been split into 2 plots for the purposes of delivery (referred to as plots 2 and 3). This application relates to Plot 3 and represents the first built form of the development to come forward. | Application Permitted
17/00098/NMA | Amendments to approved outline parameter plans (proposed as non-material amendments to 15/01012/OUT) | Application Permitted
17/00071/SO | Screening Opinion to 17/01712/REM - Reserved Matters to 15/01012/OUT - Phases 2b (in part) (which comprises a section of the internal spine road) and Phase 3a (in part) which has been split into 2 plots for the purposes of delivery (referred to as plots 2 and 3). This application relates to Plot 2. | Pending Consideration
17/00504/DISC | Discharge of conditions 9 (drainage) and 14 (parking and manoeuvring) of 15/01012/OUT | Pending Consideration
3.	PRE-APPLICATION DISCUSSIONS

4.1.	No pre-application discussions have taken place with regard to this proposal 

4.	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 adjoining the application site that the Council has been able to identify from its records. The final date for comments was 21.09.2017, 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. 

5.	   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
6.2	Launton Parish Council have no objections to the above numbered application but 	would 	like to make the following comments:

	We are disappointed to note that the buildings are all going to be large grey drab 	industrial buildings and warehouses and not the proper offices and employment 	units we were hoping for and even expecting. We would also like it noted that 	height of the 	buildings is specified as AOD (Above Ordinance Datum) which 	doesn’t make establishing 	the “true” height the buildings very clear – in future 	perhaps just giving the height above 	ground level would be better

STATUTORY CONSULTEES
6.3	Lead Local Flood Authority: No comments received. 
6.4	Local Highways Authority: No objection subject to suggested conditions concerning estate accesses, turning areas, car parking, cycle parking and construction traffic management plan. 
6.5      Rights of Way: No comments received. 
NON-STATUTORY CONSULTEES
6.6.    None received	
6.	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)

•	PSD1 - Presumption in Favour of Sustainable Development
•	BIC11 - North East Bicester Business Park
•	BIC8 - Former RAF Bicester
•	ESD15 - The Character of the Built Environment
•	ESD13 - Local Landscape Protection and Enhancement
•	ESD10 - Protection and Enhancement of Biodiversity and the Natural Environment
•	ESD17 - Green Infrastructure
•	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)
•	ESD8 - Water Resources
•	ESD10 - Protection and Enhancement of Biodiversity and the Natural Environment
•	INF1 - Infrastructure
•	SLE1 - Employment Development
•	SLE4 - Improved Transport and Connections

CHERWELL LOCAL PLAN 1996 SAVED POLICIES (CLP 1996)

•	C23 - Retention of features contributing to character or appearance of a conservation area 
•	C25 - Development affecting the site or setting of a schedule ancient monument
•	C28 - Layout, design and external appearance of new development 
•	C30 - Design of new residential development 
•	TR1 - Transportation funding 
•	TR10 - Heavy Goods vehicles

7.3.	Other Material Planning Considerations

•	National Planning Policy Framework (NPPF)
•	Planning Practice Guidance (PPG)
•	RAF Bicester Conservation Area Appraisal October 2008
•	Draft Bicester Masterplan

7.	APPRAISAL

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

•	Principle of Development
•	Layout
•	Scale
•	Appearance
•	Landscaping

Principle of Development
8.2.	The principle of development was established following the grant of outline planning permission under planning application reference 15/01012/OUT. The parameter plans approved at the outline stage provide a framework for the determination of this reserved matters application. The previous reserved matters approval has set the tone and character of the new estate, and this application follows that pattern
Layout
8.3.	The proposed building is considered to comply with the approved parameter plans in terms of layout. 
8.4.	The proposed buildings are located within the approved building zone and development area to the north of the internal access road which serves the site. 
8.5.	The site layout is standard practise for an estate with is size buildings with a central roadway passing between service yards and car parking provision for each unit. One unit of the long terrace on the west side has the opportunity to be provided with a gated service yard but the remainder would be open yards/parking areas. Unit A  is accessed via a roadway passing between Units A and B leading on to a gated service yard/car park area. This roadway also gives access to additional parking to the rear of Unit B. This arrangement is somewhat odd and discussions have been held to try to reorient this building, but that cannot be done without losing floorspace if the parameters established by the outline planning permission are to be complied with. On balance this layout is considered acceptable.    
8.6.	The application site plans show 159 car parking spaces, which as the County Council set out in their response is at the mid-point of the requirement against standard for the various uses approved on this site. OCC raise no objections to this situation albeit that they indicate that as the main spine road is not to be adopted they will not be able to implement any TRO and there is a risk of difficulties for manoeuvring HGVs; they note however that this is a matter for site management.
8.7.	Cycle parking is to be provided at a ratio of 5 Sheffield Stands (10 spaces) per unit, which totals 35 across the site. OCC require details to be submitted, showing the details of these cycle stores. OCC want to see the stands at least 900mm apart and covered, thus encouraging staff to leave them there all day throughout the year. These details have now been supplied. 
8.8.	OCC sought additional details on vehicle tracking and lighting. This information has now been supplied.
8.9.	The long terrace was considered to be too close to the spine road and has been slightly repositioned further away from that road, thereby allowing greener planting in this area. Care will need to be taken when the next reserved matters application is submitted to ensure that there is an adequate set back on that side too.
Scale
8.10.	The proposed buildings are considered to comply with the approved parameter plans in terms of scale. 
8.11.	The proposed buildings would have ridge heights of between 12m and 13.5m and would not exceed the 85m AOD maximum height specified within the building heights parameter plan.
8.12.	When considering the previous reserved matter application there was consideration given to the impact upon the adjacent Conservation Area and views across the airfield from the control tower. It was accepted that as the site was allocated for these uses, and the proposal fell within the parameters approved at outline stage that buildings of the scale proposed were acceptable, and indeed lower than could have been proposed. This phase continues the pattern set previously. Additional screen planting has been sought and is included in revised plans. 
8.13.	The impact of the proposed development on the setting of the adjacent designated conservation area and heritage assets was carefully considered at the outline application stage where it was concluded that there was not significant harm to heritage assets and that the public benefit of the proposal in terms of employment would go towards outweighing in harm in planning terms. Notwithstanding this conclusion, the proposed development is not considered to cause additional harm beyond that identified at the outline application stage and it apparent that attempts have been made by the developer to minimise any perceived impact of the development through additional landscaping, increased buffer zones and the design of the building. 
Appearance
8.14.	The proposed buildings are of modern appearance and are consistent with the intended functions of the buildings. The building would be clad externally using Corus Colorcoat Prisma Zeus, Orion and Sirius steel cladding in a range of profiles to add interest to the external elevations of the building. And follows the colour and profiling palette approved for the building on the Skimmingdish Lane frontage. Whereas the earlier permission had yellow accent doors etc., this proposal has anthracite grey doors. The roof of the building will be covered using an unspecified composite roofing system. This is considered acceptable. All of the buildings are provided with a good amount of glass and is an increase on that in the first phase as had been indicated at that time.
Landscaping
8.15.	The proposed landscaping scheme is considered to provide satisfactory screening of the building and helps to improve its relationship to RAF Bicester and Skimmingdish Lane. The landscaping is also considered to provide an acceptable urban realm. Additional planting has been sought both internal to the site and on the northern boundary. This is shown on the amended plans. 

8.	PLANNING BALANCE AND CONCLUSION
9.1.	The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. Paragraph 8 requires that the three dimensions to sustainable development (economic, social and environmental) are not undertaken in isolation, but are sought jointly and simultaneously.
9.2.	The proposed development is considered to comply with the parameter plans agreed at the outline stage of development and is considered to represent an appropriate form of development in terms of layout, scale, appearance and landscaping. The amendments sought through the application process have carried forward into this phase of the development that negotiated at the first reserved matters application to ensure the delivery of a cohesive and well-designed scheme. This application is complies with the policies outlined in Paragraph 7 of this report and is therefore recommend for approval subject to the conditions outlined below. 
9.3.	

9.	RECOMMENDATION
That permission is granted, subject to the following conditions 

1.	Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents:  

Drawing Ref | Drawing Title | Rev | Submission Date
17007-TP-2001 | Site Location Plan | - | 18.10.17
17007-TP-2002 | Proposed Site Location Plan | - | 18.10.17
17007-TP-2003 | Proposed Site Plan | - | 18.10.17
17007-TP-2004 | Unit A Floor Plans | - | 18.10.17
17007-TP-2005 | Unit A Roof Plan | - | 18.10.17
17007-TP-2006 | Unit A Section | - | 18.10.17
17007-TP-2007 | Unit A Elevations | - | 18.10.17
17007-TP-2008 | Unit B & C Floor Plans | - | 18.10.17
17007-TP-2009 | Unit B & C Roof Plan | - | 18.10.17
17007-TP-2010 | Unit B & C Section | - | 18.10.17
17007-TP-2011 | Unit B & C Elevations | - | 18.10.17
17007-TP-2012 | Unit D, E, F & G Floor Plans | - | 18.10.17
17007-TP-2013 | Unit D, E, F & G Roof Plan | - | 18.10.17
17007-TP-2014 | Unit D, E, F & G Section | - | 18.10.17
17007-TP-2015 | Unit D, E, F & G Elevations | A | 30.10.17
17007-TP-2016 | External Finishes Site Plan | - | 18.10.17
17007-TP-2017 | External Works Details | - | 18.10.17
17007-TP-2018 | Cycle Shelters | - | 18.10.17
15230-19 | HGV Tracking | a | 18.10.17
RF14-228-L21 | Planting Plan 1 of 2 | P2 | 18.10.17
RF14-228-L22 | Planting Plan 2 of 2 | P1 | 11.08.17
ESC1330-E-001 | Lighting Plan | T2 | 18.10.17

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

2.	 The external lighting proposed shall be installed prior to first occupation of the buildings in accordance with the details contained in drawing no. ESC1330-E-001 and thereafter maintained as such
Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 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.
3.	The materials to be used for the external cladding and roof of the development hereby approved shall accord with the following material samples: Colorcoat Prisma Orion, Colorcoat Prisma Zeus, Colorcoat Prisma Sirius and Colorcoat HPS200 Ultra Goosewing Grey. 
Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 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.	Notwithstanding the details shown on drawing number 17007-TP-017 (External Works Details) the proposed fence and gates shall be coloured black (RAL 9005). 
Reason – To ensure that the colour of the fence is in harmony with the external appearance of the development hereby approved 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 cycle parking proposed shall be installed prior to first occupation of the buildings in accordance with the details contained in drawing no. 17007- TP2018 and thereafter maintained as such
Reason - In the interests of sustainability, to ensure a satisfactory form of development and to comply with Policies SLE4 and ESD1 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework
6.	Notwithstanding the provisions of Class A of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 and its subsequent amendments, no gate, fence or other means of enclosure shall be erected, constructed or placed on the site (other than those shown in the approved plans) without the express planning consent of the Local Planning Authority. 
Reason - To ensure that satisfactory provision for vehicular turning within the site in the interests of highway safety in accordance with Government guidance contained within the National Planning Policy Framework
7.	All buildings hereby approved shall be constructed to achieve at least a BREEAM ‘Very Good’ rating based on the relevant BREEAM standard for that building type applicable at the time of the decision.
Reason - To ensure sustainable construction and reduction of carbon emissions in accordance Policy ESD 3 of the Cherwell Local Plan 2011-2031 and Government guidance contained within the National Planning Policy Framework.
8.	No goods, materials, plant or machinery (other than those associated with the day-to-day comings and goings) shall be stored, repaired, operated or displayed in the open without the prior express planning consent of the Local Planning Authority.
Reason - In order to safeguard the visual amenities of the area in accordance with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.
9.	Prior to the first occupation of the development hereby approved, full details of any mechanical ventilation or extraction equipment (if applicable) shall be submitted to and approved by the Local Planning Authority. Thereafter, and prior to the first occupation of the development, the mechanical ventilation shall be installed, brought into use and retained in accordance with the approved details.
Reason - In order to safeguard the amenities of the area and to minimise the risk of a nuisance arising from smells in accordance with Policy ENV1 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.
10.	Prior to the their installation, full details of the doors and windows hereby approved, , shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the doors and windows shall be installed within the building in accordance with the approved details.

Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 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
11.	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 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

Case Officer: | Bob Duxbury | DATE: 15.11.17
Checked By: | Paul Ihringer | DATE: 15/11/17