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Council Letter Template 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.
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