North Area Committee -2nd November 2006

Application Number: 06/01796/FUL & 06/01797/CAC

Decision Due by: 14th November 2006

Proposal: Erection of new buildings, structures and associated works - (i) Undergraduate building consisting of 64 student study rooms, lecture theatre, dining room, teaching room and ancillary facilities. (ii) Graduate Centre consisting of 30 student study rooms, teaching room, music room and ancillary facilities. (ii) Porter's lodge, 11 student study rooms, gated pavilions and gates etc at entrance to College. (iv) New arcade in Deneke Quad. (v) Loggia adjacent to pond and College Chapel. (vi) Provision of level access routes for disabled. (vii) Car parking and cycle storage. (viii) Landscaping. Refurbishment, extension and change of use of Mews building to form gymnasium, kitchen stores, wine store, sub- station etc.

Conservation Area Consent for demolition of squash court, bike sheds and Mews Court building (demolition of parts of Brewers Garage building does not require consent).

Site Address: Lady Margaret Hall, Norham Gardens, Site Plan Appendix 1, Site Layout Plan Appendix 2

Ward: North Ward

Agent: John Simpson And Partners Applicant: Principal & Fellows Of The College Of The Lady Margaret Hall

Recommendation: North Area Committee is recommended to support the development in principle subject to conditions and the terms of the planning obligation listed below, but defer the application and grant Officers delegated powers to issue the Notice of Permission and Conservation Area Consent on completion of the obligation.

Reason for Approval:

The Council considers that the proposal accords with the policies of the development plan as summarised below, would accord with the special character and appearance of the conservation area and with the special character, setting, features of special architectural or historic interest of the listed buildings. It has taken into consideration all other material matters, including matters raised in response to consultation and

REPORT publicity. Any material harm that the development would otherwise give rise to can be offset by the conditions imposed.

Conditions:

06/01796/FUL

1 Development begun within time limit 2 Develop in accordance with approved plans 3 Exclude details, further amended details of architectural detailing 4 Samples in Conservation Area 5 Students of the university 6 Non-term use 7 Students-no cars 8 Archaeological evaluation 9 Archaeological mitigation 10 Landscape plan required 11 Landscape protect trees shown on plan 12 Landscape planting after completion 13 Travel Plan 14 Noise 15 Contamination

Planning Obligation: • £ 14,490 towards cycle safety measures • £ 8,027 towards Library Service

06/01797/CAC 1 Development begun within time limit 2 Develop in accordance with approved plans 3 Samples in Conservation Area 4 Photographic record

Main Local Plan Policies:

Oxford Local Plan 2001-2016

CP1 - Development Proposals CP2 - Planning Obligations CP6 - Efficient Use of Land & Density CP7 - Urban Design CP8 - Design Development to Relate to its Context CP9 - Creating Successful New Places CP10 - Siting Development to Meet Functional Needs CP11 - Landscape Design CP12 - Designing out Crime CP15 - Energy Efficiency CP18 - Natural Resource Impact Analysis TR3 - Car Parking Standards TR4 - Pedestrian & Cycle Facilities

REPORT NE10 - Sustainable Drainage NE15 - Loss of Trees and Hedgerows NE16 - Protected Trees NE16 - Protected Trees HE2 - Archaeology HE3 - Listed Buildings and Their Setting HE7 - Conservation Areas HS13 - Institutional Student Accommodation HS19 - Privacy & Amenity ED7 - Oxford University - Additional Development ED8 - Oxford University - Student Accommodation SR1 – Protection of indoor sports facilities

Other Material Considerations:

This application site falls within the North Oxford Victorian Suburb Conservation Area. The development affects the setting of a Grade II Listed Building.

Relevant Site History:

The College has had various alterations and additions over time, none of which are of particular relevance to this application.

Representations Received:

Representations can be summarised as follows:

• Regret the loss of Norham Gardens road and loss of car parking spaces • Proposed materials should match existing materials • New building at ‘Brewers Garage’ would cause loss of light to Benson Place, particularly Nos. 7 & 8 and loss of outlook. • Objection to the proximity of new sub-station to No.8 Benson Place and health risks. • Roof to loggia would ruin views into the college gardens • No trees cut down that could possibly be saved (Fyfield Rd, Bay tree to Benson Place Cottage) • Fear that Crick Road will become busy, noisy, building site due to Brewer’s neck becoming main vehicular access. Speed and access restrictions should be imposed. • Objection to loss of historical character of the Norham Estate, erosion of historic boundaries, loss of trees, loss of characteristic gap between buildings and former Gunfield garden, loss of bay window to 1 Fyfield Rd • Adverse impact on setting of listed buildings, • The proposed architecture inappropriate to Victorian Suburb and Conservation Area • Object to demolition of mews buildings and loss of Fyfield Rd gardens for colonnade • Fully support the improved entrance

REPORT • Concerned at the relationship of proposed Graduate Centre building to Listed Gunfield House, University Parks entrance and Victorian Suburb. Land is too small for size of building proposed and would appear out of context in scale and appearance

Statutory and Internal Consultees:

Thames Water Utilities Limited: No objections. Supports sustainable drainage. Public sewers cross the site and no building will be permitted within 3m. Bacterial or Enzyme dosing units on waste discharge points are recommended; Highways Authority: No objection in principle. Welcome a reduction in car parking and require a Travel Plan to further reduce travelling to College by car. Stopping up of Norham Gardens would be beneficial in safety terms as the removal of the main car park from this access point would reduce conflict between pedestrians and cyclists. Permission is required of the Highways Authority and works carried out under Section 247 of the Town and Country Planning Act. Increased cycle parking is welcome. Although students cycle trips to and form the college may be less as the students will be now housed on site there will still be an impact in terms of other trips to and form the city centre and other college buildings, Summertown etc. Therefore in accordance with the policy a contribution is required towards cycle safety measures of £14,490. Environmental Health: No objections subject to a condition for mechanical ventilation, noise and contamination. Environment Agency: No objections, subject to sustainable surface water drainage design, groundwater zones protection and pollution prevention; English Heritage: Do not want to comment in detail but offer the following observation: EH is concerned regarding the impact of the new formal entrance on the picturesque character of the conservation area in terms of the proposed landscape treatment. The new quad is an important transitional area and the use of concrete cobbles and random paving are not considered appropriate. Neither are the formality and scale of the proposed lighting columns. The application should be determined in accordance with national and local policy guidance and specialist conservation advice.

Issues: Officers consider the main issues in determining this application are: • Design and Historical Context • Amenities • Trees • Parking and Transport Matters

Officers Assessment:

Site and Surroundings:

1. Lady Margaret Hall (LMH) is a large site located at the end of Norham Gardens, bounding Fyfield Road and Benson Place to the west and north respectively, University Parks to the south and the River Cherwell to the east. Norham Gardens serves as its main pedestrian entrance with car and cycle parking to the forecourt with other vehicular and pedestrian accesses from Benson Place and Fyfield Road.

REPORT 2. The site also lies within the North Oxford Victorian Suburb Conservation Area. It was designated in 1976 and evolved from the redevelopment of land acquired by St John’s College in the 16th Century. The area surrounding Lady Margaret Hall is characterised by large Victorian detached and semi-detached villas, and terraced properties, set back from the road frontage and with large gardens. The buildings are mostly three or four storeys in height and the roads grand in scale and design with mature trees contributing to the spacious green setting. Materials include plain and multicoloured bricks, stone window dressings and high tiled roofs characteristic of the High Victorian manner. Benson Place however is a more modern two-storey development that represents an anomaly in the overall character of this part of the conservation area.

3. The College as existing has evolved since being established in 1878 with strong classical architecture, instilled by three prominent classical architects, Blomfield, Scott and Erith, creating its own distinct character. The buildings are arranged along strong formal lines and are concentrated on the western half of the site. The classical emphasis culminated in the erection of Erith’s Wolfson Building, which is seen from Norham Gardens and currently provides the main entrance to LMH. Erith had intended to erect gate houses to act as a transition to the Victorian Suburb and provide an outer open quadrangle. These were never built. The result is that where Norham Gardens ends and LMH begins is unclear and the area in front of the main entrance is used mainly for car and cycle parking. Anomalous to the main architectural emphasis, LMH erected two five- storey contemporary tower blocks by Grillet in the 1970’s.

Proposal:

4. The proposal is to provide approximately 105 study bedrooms and ancillary facilities including lecture theatre, teaching and common rooms, dining and kitchen facilities. It involves the erection of three new buildings (a Graduate Centre, Porters Lodge and Undergraduate Building), the renovation of Brewers Garage, the erection of two covered walkways and an addition to provide a small porters booth at the Benson Place entrance. See attached Site Layout Plan extract at Appendix 2. Provision is made for 57 car parking spaces, including 8 disabled spaces, near the Deneke Building and Norham Mews Quad and 397 cycle parking spaces located throughout the campus. New soft and hard landscaping is also suggested.

5. The proposed Graduate Centre faces onto Norham Gardens, adjacent to Old Hall to the east and bounded by University Parks and the public footpath to the south and west. The property ‘Gunfield’ (No.19 Norham Gardens) is situated further west on the other side of the footpath, a distance of approximately 10m retained between both buildings. It is designed to follow through the existing building line of Old Hall and reach a similar eaves height as surrounding properties, particularly Old Hall and the Wolfson building, but the overall roof height is lower. The building is generally 3 storeys in height and due to the change in ground levels would

REPORT read as two and a half storeys at the rear. The entrance gate pavilion to the front is single storey and positioned opposite the gate pavilion to the front of the new Porters Lodge building. Together with the

6. New gates they form the new entrance into the college. The building provides 30 graduate student ensuite study bedrooms and associated facilities.

7. The Porters Lodge is located opposite the Graduate Centre, adjacent to No.1 Fyfield Road. It is generally two and a half storeys in height with student rooms in the roof space. As with the Graduate Centre the eaves heights respects that of surrounding properties, including No.1 Fyfield Road, but the overall roof height is lower. A distance of approximately 3.5m is retained between the building and No.1. Fyfield Road. It provides the main porter’s lodge and reception area for the college and an additional 11 graduate student study bedrooms

8. The Undergraduate Centre replaces the part of the existing Norham Mews buildings, the relatively modern squash court building and cycle sheds (all demolished) found in the northeastern part of the campus, to the rear of properties in Fyfield Road. (LMH owns properties 1-8 & 10 Fyfield Road). The proposed building is L-shaped positioned parallel to the Fyfield Road properties then turning at right angles to sit in between the two Grillet towers. It is generally 3 storeys in height, rising to 4 between the towers. Overall the height is lower than the 5 storey tower blocks. It provides a lecture theatre seminar rooms, main college kitchen and dining room facilities and 64 undergraduate student bedrooms and associated facilities.

9. Brewers Garage is to be partly demolished to reveal the original 1860- 1899 Norham Mews buildings and renovated to re-establish the Norham Mews character. It will provide a kitchen store, wine cellar, substation and gym facilities. It is single storey in height.

10. The proposed covered walkways are positioned adjacent to the two Grillet towers (Katherine Lea and Sutherland), the new Undergraduate Building and the Chapel to create the sense of internal quadrangles.

Principle of Student Accommodation:

11. LMH aims to house all its undergraduates and 60% of its graduates in accommodation on site. Currently student numbers are approximately 585 in total, 550 of which reside in Oxford, the remainder pursuing a year aboard or conducting research at other universities. Existing LMH accommodation provides for 330 undergraduates and 55 graduates on campus and in the Fyflield Road properties. The shortfall in accommodation means that students must find their own private rental accommodation, unless they can find a place in University owned accommodation for which there is a long waiting list. The proposal would

REPORT result in the net provision of 105 study bedrooms, thus providing for a large number of students currently housed in private accommodation all over the city.

12. The proposal seeks to make best and most efficient use of land, in accordance with the Local Plan and Central Government advice. It is considered that the proposed student accommodation and teaching facilities would benefit the Council’s aims and objectives to provide more student accommodation and facilities within College ownership, thus releasing currently rented and owned family housing back into the general housing market.

13. The development would replace the demolished squash courts with gym facilities in the renovated Brewers Garage. The demand for the Squash Courts has declined in recent years and out of term time the building is used for storage. Conversely there is increasing demand for gym facilities on site and the proposal better meets this need. Furthermore, an agreement has been made with nearby Wolfson College for students to use their 2 squash courts.

14. Officers therefore raise no objections to the principle of the development.

Design and Historical Context:

History of Development

15. LMH, the first women’s college in Oxford, was founded in 1878 and occupied a building at the east end of Norham Gardens in a design following the gothic traditions of the rest of the estate. This location was chosen partly because there was scope for extensions on the undeveloped land to the east. Basil Champneys was the architect of the first of a series of extensions and new buildings, in Queen Anne style in 1881 and 1884. In 1894 Sir Reginald Blomfield, a pioneer of Neo-Georgian revival, designed a series of buildings in a grander scale (Wordsworth – 1894, Talbot – 1909, Toynbee - 1914, and Lodge – 1924) which form the basis for the development of the college as a series of quadrangles. Gilbert Scott continued the orthogonal form in his neo Georgian Deneke buildings and Byzantine basilica styled chapel of 1932 and 1933. In the 1960s Raymond Erith a committed classicist added the Wolfson ranges to complete the Wolfson quadrangle and provided a new front to the college (facing onto the Norham Manor Estate) with central pedimented entrance gateway and porters’ lodge. In 1970/72 the College broke with the classical traditions and quadrangle form with the two Grillet 5 storey tower blocks, inspired by Corbusier. A third tower was never built.

16. Norham Mews, behind Fyfield Road properties and accessed via Benson Place and Fyfield Road consisted of a series of coach houses, stables and grooms’ accommodation serving the Norham Manor estate. LMH bought the freehold of Norham Mews in 1942 and closed Benson Place in 1960. The eastern block of the mews was lost to new building in 1970s and adapted as part of Brewers Garage.

REPORT Character and Historical Significance

17. There is a significance in the college’s location – it is argued that higher education for women emerged from the social conditions of the Victorian Middle classes and the concentration of wives and daughters of dons and clergymen in North Oxford was an important factor in the development of late C19th early C20th development of university education for women. It is no coincidence that all bar one of the original women’s colleges are located in north Oxford.

18. With the exception of the original old hall and Grillet Towers the style for the LMH buildings is firmly rooted in the classical manner, all in brickwork, designed by architects of distinction and originality. All these buildings are listed Grade II.

19. The gardens, set out originally by Blomfield ( who reacted against the C19th picturescape landscape ideals) consist of a series of straight borders and paths, sunken beds and terraces and extend the classical influence out beyond the immediate confines of the buildings.

20. The character of North Oxford Conservation area is well known with gothic styled villas sitting in substantial plots with generous landscaping. Significantly it is generally very consistent in character and has survived remarkably well. LMH is partly screened from the public ‘face’ of the Norham Manor estate (it extends eastwards towards the river Cherwell and behind the Fyfield road properties), other than Erith’s Wolfson range, which sits back from Norham Gardens.

21. The surviving parts of Norham Mews – the stable buildings and two cottages, have been much altered with the exception perhaps of one range (now used as the college’s workshop and store), but nevertheless provide an important reminder of the way private transport, (coach and horses) was managed in the late C19th in a middle class suburban estate, and of how the estate was structured.

Impact of the Proposals

22. Clearly the site and its context have significant value, architecturally and historically and will be sensitive to change. The proposals, which were subject to pre application discussions with officers, English Heritage and local amenity groups, have been carefully considered and have been informed by a detailed historical analysis. A masterplan was prepared to establish the colleges needs over a planned future.

23. The college has chosen to continue in the classical traditions and in the orthogonal form to develop new quadrangles, despite the wider strongly ‘gothic’ context of Norham Manor and in spite of the more anomalous campus style Grillet towers. This is not necessarily an inappropriate approach and there is a clear logic and argument that justifies it.

REPORT 24. With the exception of a new doorway through a part of Scott’s range between Deneke West and Toynbee (which will be subject to a separate listed building consent), the proposals do not directly affect any of the listed buildings on the site.

25. This report focuses on those parts of the scheme where there is an impact on the setting of the listed buildings or an impact on the character of the conservation deserving comment:

Undergraduate Building

26. This is designed to create a new quadrangle behind Erith’s library building and involves the demolition of some of the remnants of the Norham Mews buildings. As explained above much of Norham Mews has been demolished. There remain two cottages to the north of the site with the stabling in between extended to form the Brewers garage, and a section of the stables and coach house in the south west corner extended and altered to provide the maintenance workshop for the college. It is proposed to retain the range behind the Brewers garage extension and the cottage in the north part of the site, but the remainder will be demolished to allow for the new accommodation block. The interest in Norham Mews is principally the social history. They are a physical reminder of the past but the quality of what remains has been compromised by alteration, and the interest in the whole block has been depleted by the demolition already of substantial parts of it. The proposals do retain some of the surviving elements, but those elements that are due to be demolished should be properly recorded so that their special interest can be preserved by record.

New Entrance

27. Currently the ‘public face’ of the college is an incomplete design. Erith’s plans for a front quadrangle with buildings on three sides would have created a formal space facing onto Norham Gardens. What exists at present is a poorly defined space that is not properly defined as private or public realm and is poor quality and primarily used as a car park. It detracts from the setting of the Wolfson range and detracts from the appearance of the conservation area. The proposal seeks to address this with a pair of lodges, gates and porter’s lodge.

28. Erith’s designs derive from his study of the classics and his architecture is sparing in the use of architectural decoration. The current proposals are a little grander with ornate gates prostyle - porticoed lodges in Greek Doric order with decorated pediment and lanterns on stone columns. There are idiosyncracies in the design details, such as the use of a 3 columned portico, which overall risk clashing with Erith’s simpler forms and adversely affecting the setting of his building. This is detail that is still evolving through design reviews and it is possible to attach an appropriate condition to allow the planning authority to reconsider some of these elements. The general scale

REPORT of the front entrance ranges is appropriate and, subject to the matters of detail mentioned above, will provide a much enhanced approach and setting to the college

29. The new porters lodge wing sits in part within the garden of 1 Fyfield Road. This reduces the landscaped setting of No 1 and will compromise the spacious setting of this building that is a key characteristic of the conservation area. However the spacing between the properties on the north side of Fyfield Road varies between 3 metres and 6 metres and given that the proposal will result in a wider enhancement of this ‘unresolved’ approach to the college it is considered that on balance this aspect of the scheme can be supported

30. This range of buildings will increase the prominence of the college in Norham Gardens and the prominence of classically designed buildings within an area with strong gothic traditions. As explained earlier, given that much of the architectural language of the existing buildings is classical, continuing in that theme is considered justified. The juxtaposition with the gothic buildings in the street is precisely that and should not be seen as a detrimental to the character and appearance of the conservation area. Furthermore, in Officers’ opinion mimicking gothic forms may sit less comfortably within the setting of the college’s listed buildings and a contemporary design would be no less of a juxtaposition.

Graduate Centre

31. This is aligned with the building line of the Fyfield Road properties and occupies a currently unused space that flanks the footway into University Parks. Internally it frames the formal landscape of the garden without imposing on it and will allow greater use of this part of the college site. By facing onto the footway it offers the potential of providing better surveillance and reducing the risk and perception of crime and safety issues. Glimpsed views may be possible at certain times of the year from University Parks, but it is considered that it will not adversely affect the setting or special interest of this registered park. From Norham Gardens it will read as a part of the main complex of college buildings and it is therefore appropriate that it is designed in a classical style. In the representations received concern has been expressed about the appearance and impact of this building but Officers conclude that as a part of the main development it is appropriate to its context.

Sutherland and Deneke Quad

32. In an attempt to integrate the Grillet Towers into the form of the quadrangles new covered walkways are provided to create a small quadrangle to complement the formality of Deneke West (Gilbert Scott) using Katherine Lea block to form part of that enclosure and using the Sutherland block to form an enclosure with the new undergraduate building. (Demolition of these towers is not an option as the accommodation provided is essential). Associated with this is re-landscaping that will help to improve the setting of Gilbert Scott’s chapel.

REPORT

Hard and Soft Landscaping

33. Whilst no works are proposed directly to the chapel, it backs onto the service access route where it is proposed to provide car parking and facilities for refuse collection etc. Whilst it is important to provide these services and ancillary facilities unless the hard and soft landscaping is of high quality then the setting of the chapel will be compromised. These matters should be controlled by condition to ensure the setting of the chapel is not compromised. The submitted details suggest that the hard landscaping of the front entrance will be in artificial materials (concrete cobbles). Given the character and quality of the area and buildings this is not considered acceptable. English Heritage expresses concern about this aspect of the proposals and conditions should be attached to any consent to secure the use of materials appropriate to the location and use.

Conclusion

34. This application proposes major redevelopment and extension of the college’s facilities within a context that includes listed buildings and is within a conservation area of significant quality. Broadly the scale, height, mass and siting of the new buildings (subject to the comments above) are appropriate for the context and whilst there are some reservations about architectural detailing Officers conclude that the development respects its context and will overall enhance the appearance of the conservation area and setting of the listed buildings.

Amenities:

35. Neighbours have expressed concern about the impact of the renovated Brewer’s Garage and properties in Benson Place, particularly Nos.7 and 8, which are perpendicular to the garages. The proposal for renovation involves rebuilding a 13m (approx) section of the original garage Mews Buildings previously demolished. This section is adjacent to the side elevation of No.8 Benson Place. There are no windows in this elevation and a high brick wall, approximately 2.5m, bounds the property between the buildings.

36. The existing garage buildings are between 5m and 5.5m in height and the new infill would be approximately 4.8m in height, 0.7m lower than the existing. The roof slopes away from the 2.4m joint boundary wall and set in from the wall by approximately 0.70m, to create an internal gully. The new ridge would be approximately 6m and 4.9m away from the side elevation on No.8 Benson Place, which is stepped. The orientation of existing buildings, trees and structures is such that No.8 already experiences shadowing from the existing Brewers Garage buildings, 9/9a Norham Mews, the high wall and trees as the sun passes through its trajectory.

REPORT 37. Whilst residents’ concerns regarding loss of light and outlook are acknowledged Officers consider that the proposal would not have a significant adverse impact on natural daylight or sunlight, or visual amenity to No.8 Benson Place due to the existing relationship between buildings, trees and wall, the height and slope of the proposed roof and the distance from the boundary and No.8. Furthermore no windows to habitable rooms directly face the proposal.

38. In respect of No.7 Benson Place, the property is a further away from the proposal and thus Officers consider there would be no adverse impact on light to this property or occupants’ residential amenity.

39. In respect of other proposed buildings, it is considered that there would be no adverse impact on residential amenities.

Trees:

40. The proposal calls for the loss of a large number of trees throughout the site. However, Officers consider that these are of little amenity or ecological interest in isolation. The bulk of the tree losses are within three distinct groups to the western part of the site.

41. The group to the south of No.1 Fyfield Road, bounding Norham Gardens, is a significant area of trees. However, it is considered that the collective value of the group is relatively slight on account of their low individual merit in terms of form and condition of its constituent trees and the aesthetic incompatibility of the various species present, which collectively fail to create a cohesive visual feature. The loss of this group of trees is therefore considered acceptable and new mitigating planting within the new front quad area, to compliment the existing mature specimen trees in this area would be provided. Furthermore, the adjacent Pine and Yew trees, which are considered to be excellent specimens and that do have a significant contribution to the character of the conservation area and public views in this location, are to be retained.

42. The group contained to the rear of the Fyfield Road properties and adjacent to the proposed Undergraduate Building is a large group of ornamental and self-seeded trees. It comprises domestic Apple, Sycamore, Holly, Plum and Birch trees and are not considered to contribute significantly to the conservation area from public view points. Their loss is not therefore considered to be harmful.

43. The last group, situated on the land adjacent to Old Hall on which the Graduate Centre is proposed consists of mainly self-seeded vegetation and smaller trees. There is one tree, a Bird Cherry, which is of good form and attractive, that contributes significantly to views from Norham Gardens. Whilst its loss is regrettable, it would be mitigated by releasing the two mature Lime trees in front of The Old Hall and New Old Hall to public views. No objection is therefore raised to its loss.

REPORT 44. In addition to these groups of trees, the proposal calls for the loss of an Indian Bean tree adjacent to the Grillet towers. However, whilst this is also regrettable the tree is only glimpsed from public views and does not contribute significantly to the character of the conservation area and its loss is not therefore considered to be detrimental. Other smaller trees within the site, of varying quality and character, are to be lost. However, they can be mitigated through additional planting required as part of any agreed landscape scheme, secured by condition.

Parking and Transport Matters:

45. The proposal involves the overall reduction in car parking provision for the College. This reduction of 21 spaces from 78 to 57 is welcomed and in line with the Local Plan’s aspirations to reduce cars travelling within Oxford and the Central Transportation area. The College operates a permit system on site and there is a controlled parking zone outside the college. The level of parking provision is therefore considered acceptable. The Highways Authority raises no objection to the car parking provision but requires a Travel Plan in order to secure further reduction in car travel within and outside of term time. This can be secured by condition.

46. A total of 397 cycle parking spaces are proposed, distributed throughout the site so that students may access LMH from various points and park close to buildings. This represents an increase of 52 spaces, which is in accordance with the local plan’s cycle parking requirements for student accommodation. The cycle parking provision is therefore considered acceptable. The Highway Authority raises no objection to the cycle parking provision but requests a contribution of £14,490 towards cycle safety measures in the area. The applicant has agreed to this contribution, which can be secured via a legal agreement.

47. The application also involves the stopping up of Norham Gardens up to the new entrance in order to create the new front quad area. Permission will need to be sought from the Highways Authority in order to do so. However, they have raised no objection and state that there would be benefits to safety though the reduction in conflict between cars and pedestrians and cyclists.

REPORT Other Matters:

Sustainability:

48. The College is keen to incorporate renewable energy measures into the proposed and existing college buildings. The Undergraduate Building and Graduate Centre will accommodate a large number of solar panels to heat the hot water system and a heat recovery system installed to provide fresh air to corridors and rooms via heat exchangers. A ground source heat extraction system is also being considered for heating and cooling the lecture theatre. The buildings have been orientated to make the most of natural light, whilst minimizing heat loss and gain. Insulation will be in excess of that required under Building Regulations. Any aggregates from demolition will be recycled to form piling platforms, some strip footings and blinding. Proposed brick and clay roof tiles can also be easily re-used at the end of buildings life. Certified timber from sustainable sources will be used. Water saving devises will be specified so as to reduce the water consumption and high efficiency white goods will be specified for the kitchen and kitchenettes. Low Nox condensing boilers are proposed and arranged to maximize efficiency with a suppressed flow and return temperature. All public rooms are designed with lobbies so as to provide and buffer zones between the internal spaces and the external environment. Natural lighting has been maximized by providing windows into spaces wherever possible and lighting of these areas will be controlled by presence detectors incorporating daylight sensing.

49. In addition to the measures described above, the college is in the process of removing electric heating in existing student rooms, in Wolfson North and Deneke buildings. A Listed Building Consent application is to be submitted shortly to install solar heating panels on the roof of the Deneke building.

Contributions:

50. The County Council considers that the development will have an impact on existing library resources in Oxford. It has therefore requested a financial contribution of £8,027 towards the public library service to mitigate its impact. The applicant has agreed to the contribution and which can be secured via a legal agreement.

Conclusion:

Officers’ are of the opinion that the proposed development is acceptable and would not have any detrimental impact upon residential amenities, the setting of listed buildings or the conservation area. Adequate car and cycle parking is provided. Whilst amenity trees are lost, they are generally not considered of great individual merit and new planting can adequately mitigate this. Officers’ therefore recommend that committee support the application, subject to conditions and a legal agreement.

REPORT Human Rights Act 1998

Officers have considered the Human Rights Act 1998 in reaching a recommendation to grant planning permission, subject to conditions. Officers have considered the potential interference with the rights of the owners/occupiers of surrounding properties under Article 8 and/or Article 1 of the First Protocol of the Act and consider that it is proportionate.

Officers have also considered the interference with the human rights of the applicant under Article 8 and/or Article 1 of the First Protocol caused by imposing conditions. Officers consider that the conditions are necessary to protect the rights and freedoms of others and to control the use of property in accordance with the general interest. The interference is therefore justifiable and proportionate.

Section 17 of the Crime and Disorder Act 1998

Officers have considered, with due regard, the likely effect of the proposal on the need to reduce crime and disorder as part of the determination of this application, in accordance with section 17 of the Crime and Disorder Act 1998. In reaching a recommendation to approve, officers consider that the proposal will not undermine crime prevention or the promotion of community safety.

Background Papers: 06/01796/FUL & 06/01797/CAC Contact Officer: Felicity Byrne Extension: 2159 Date: 19th September 2006

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