North Area Committee 4th March 2010 Central South and West Area Committee 9th March 2010 Strategic Development Control Committee 25th March 2010

Application Number: 09/02466/FUL, 09/02467/LBD, 09/02468/CAC

Decision Due by: 10th February 2010

Proposal: 09/02466/FUL: Demolition of buildings on part of Acland site, retaining the main range of 25 Banbury Road, erection of 5 storey building fronting Banbury Road and 4 storey building fronting Woodstock Road to provide 240 student study bedrooms, 6 fellows flats, 3 visiting fellows flats with associated teaching office and research space and other ancillary facilities. Alteration to existing vehicular accesses to Banbury Road and Woodstock Road, provision of 27 parking spaces (including 4 disabled spaces) and 160 cycle parking spaces, recycling and waste bin storage, substation and including landscaping scheme.

09/02467/LBD: Listed Building Demolition. Demolition of buildings on part of Acland site, retaining the main range of 25 Banbury Road, (demolishing service range and later additions). Erection of extensions as part of a new college quad to provide 240 student study bedrooms, 6 fellows flats, 3 visiting fellows flats with associated teaching, office and research space and other ancillary facilities. External alterations including the removal of a chimney stack, underpinning and replacement of roof over staircase. Internal alterations to remove modern partitions, form new doorways, install en-suite facilities and reinstate staircase to 3rd floor.

09/02468/CAC: Conservation Area Consent. Demolition of 46 Woodstock Road.

Site Address: Keble College Land At The Former Acland Hospital And 46 Woodstock Road 25 Banbury Road, (Site Plan - Appendix 1)

Ward: North

Agent: John Philips Planning Applicant: Keble College Consultancy

REPORT Recommendation:

Application for Planning Permission The North Area and Central South and West Area Committees are recommended to support the application for planning permission. Strategic Development Control Committee is recommended to be minded to grant planning permission but to delegate authority to officers the power to issue the notice of permission on completion of the legal agreement. For the following reasons:

1 The proposals are therefore considered to be a well thought out and intelligent response to the site constraints and the objections previously raised by officers. It accords with the local plan policy with regard to land use, parking and sustainability. The scheme would not adversely affect the amenities of neighbouring residents and the need for the development has been established by the College submission. In this regard the principle of the development is considered to be acceptable. The impact on the listed buildings on and adjacent to the site have been carefully consider, as has the impact on the Conservation Area, and the Council is of the view that the proposal is sympathetic in both regards.

2 The Council has had regard for the comments received through the consultation process. The issues set out below have been addressed within the report and are not considered to be significant enough to warrant refusal of the application.

3 The Council considers that the proposal accords with the policies of the development plan as summarised below. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. Any material harm that the development would otherwise give rise to can be offset by the conditions imposed. subject to the following conditions, which have been imposed for the reasons stated:-

1 Development begun within time limit 2 University of Oxford or Brookes Only 3 Details of educational establishment 4 Housing Management Service Specification 5 Samples in Conservation Area 6 Details of windows 7 Photographic record prior to demolition 8 Boundary details before commencement 9 Landscaping plan required 10 Landscaping upon substantial completion 11 Archaeology - evaluation 12 Travel Plan 13 Construction Travel Plan 14 Details of bin and cycle storage 15 Land contamination study 16 Arboricultural Method Statements 17 Tree protection measures

REPORT 18 Arboricultural site supervision and LPA liaison 19 Site arrangements (storage of materials, compound etc) 20 Details of Utility Services

Application for Listed Building Consent The North Area and Central South and West Area Committees are recommended to support the application for listed building consent. Strategic Development Control Committee is recommended to be minded to grant listed building consent but to refer the application the Government Office for the South East (GOSE) and to delegate authority to officers the power to issue the notice of consent on clearance from GOSE. For the following reasons:

The Council considers that the proposal, subject to the conditions imposed, would accord with the special character, setting, features of special architectural or historic interest of the listed building. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. subject to the following conditions, which have been imposed for the reasons stated:-

1 Commencement of works LB/CAC consent 2 LB/CAC consent - approved plans 3 7 days notice to LPA 4 LB notice of completion 5 Further works - fabric of LB - fire regs 6 Repair of damage after works 7 Further details – construction details, junction between new and historic fabric, installation of new services into the listed building 8. Architectural and photographic recording 9. Demolition and construction methodology including measures to ensure stability of retained building, repair schedule 10. Salvage and reuse of architectural features 11. Protection of internal features, schedule of internal features to be retained 12. Samples of external materials, internal finishes within the listed building

Application for Conservation Area Consent The North Area and Central South and West Area Committees are recommended to support the application for conservation area consent. Strategic Development Control Committee is recommended to grant conservation area consent for the following reasons:

1. The Council considers that the proposal, subject to the conditions imposed, would accord with the special character and appearance of the conservation area. It has taken into consideration all other material matters, including matters raised in response to consultation and publicity. subject to the following conditions, which have been imposed for the reasons stated:-

1. No demolition prior to contract for redevelopment

REPORT 2. Photographic record prior to demolition

Planning Obligations: The following contributions are required to mitigate the impact of the proposals on City and County Services and infrastructure. The contributions set out below are indexed linked to values at 2006 levels and should be increased accordingly to the real value at the time of payment.

City Council – £9,720 towards Indoor sport Facilities Plus £250 towards monitoring and administration

County Council – £9,882 towards Library Services £22,356 towards Cycle infrastructure improvements Plus £500 towards monitoring and administration

Main Local Plan Policies: Oxford Local Plan 2001-2016 (OLP)

CP1 - Development Proposals CP2 - Planning Obligations CP3 - Limiting the Need to Travel 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 CP13 - Accessibility CP14 - Public Art CP15 - Energy Efficiency CP16 - Renewable Energy CP17 - Recycled Materials CP18 - Natural Resource Impact Analysis DS2 - Acland Hospital Site ED7 - Oxford University - Additional Development ED8 - Oxford University - Student Accommodation HE2 - Archaeology HE3 - Listed Buildings and Their Setting HE7 - Conservation Areas HE9 - High Building Areas NE10 - Sustainable Drainage NE14 - Water and Sewerage Infrastructure NE15 - Loss of Trees and Hedgerows

REPORT NE16 - Protected Trees HS13 - Institutional Student Accommodation HS19 - Privacy & Amenity HS20 - Local Residential Environment HS21 - Private Open Space TR1 - Transport Assessment TR2 - Travel Plans TR3 - Car Parking Standards TR4 - Pedestrian & Cycle Facilities TR12 - Private Non-Residential Parking

Core Strategy – Proposed Changes

CSP2 - Previously developed land & greenfield land CSP10 - Energy & natural resources CSP11 - Waste & recycling CSP14 - Supporting access to new development CSP17 - Access to education CSP18 - Infrastructure & Developer contributions CSP19 - Urban design townscape char & historic environment CSP20 - Community safety CSP26 - Student accommodation CSP30 - The universities

Other Material Considerations: This application is in the North Oxford Victorian Suburb Conservation Area. It affects the setting of listed buildings adjacent and involves the demolition of a listed building.

National Guidance: ƒ PPG 15 - Planning and the Historic Environment ƒ PPS 1 – Delivering Sustainable Development ƒ PPG 13 – Transport ƒ PPG 16 – Archeology and Planning

Local Policy and Guidance: ƒ Regional Spatial Strategy for the South East (May 2009) ƒ Planning Obligations-Supplementary Planning Document (April 2007) ƒ Parking Standards, Transport Assessments and Travel Plans-Supplementary Planning Document (October 2006) ƒ Natural Resource Impact Analysis Supplementary Planning Document (November 2006)

Supporting application documents: ƒ Heritage Assessment ƒ Design and Access Statement ƒ Structural Engineering Statement ƒ Environmental Engineering Report ƒ Fire Statement

REPORT ƒ Arboricultural Report ƒ Archaeological Evaluation Report ƒ Transport Statement ƒ Natural Resource Impact Analysis

Relevant Site History: 09/00321/LBD - Listed Building Demolition for the demolition of the Acland Hospital and its later additions at 25 Banbury Road – withdrawn

09/00322/FUL - Erection of 3 and 4 storey 'quad' building part fronting Banbury Road and 3 storey building fronting Woodstock Road to provide 248 student study bedrooms, 4 Fellows/ visitor flats, with associated teaching, office and research space and other ancillary facilities. Alteration to existing vehicular accesses to Banbury Road and Woodstock Road. 33 car and 210 cycle parking spaces. Recycling and waste bin storage. Substation – withdrawn

09/00323/CAC - Conservation Area Consent for demolition of 46 Woodstock Road - withdrawn

Representations Received: The following comments have been received.

Lady Margaret Hall, Norham Gardens: Supports the application because the plans allow a walkway between Banbury and Woodstock Road. Providing a useful link for the students and academics of LMH. Becoming even more useful when the Radcliffe Observatory Quarter is developed. Link should be closed during the hours of darkness, though open until at least 7pm.

7 Montagu Road: Current scheme is an improvement on the previous one. Still object however. Demolition of western bays of the T.G. Jacksons 1896-7 range, part of his uncompleted Acland Home scheme would rob listed central portion of its historical context. Their removal a result of too many rooms being proposed. Woodstock Road building is intrusive and inappropriate addition to conservation area. Main building behind Woodstock Road is too high, despite being lowered by one storey. Will alter setting of listed Royal Oak destroying current pleasant transition.

89 Divinity Road: Improvement on its predecessor. Use of yellow brick is disappointing, red brick would better echo Jackson building. Woodstock Road borrows nothing from its setting, in scale, shape or materials. Is unattractive and jarring. Unrelieved bulk of building will overpower the Royal Oak, failing to respect its setting.

32 Woodstock Road: No objection to the removal of the old Acland buildings. The Woodstock Road side of the new building would be an unwelcome backdrop to the Royal Oak and would appear to crowd the listed pub. One of the best aspects of the CA is the change from the narrow roadway and high buildings of St Giles to the wider carriageway and low level buildings.

St Anne’s College: Supports the development of the site for graduate

REPORT accommodation. Car parking would cause pollution and as they are adjacent to St Anne’s College and its nursery. The parking would fundamentally alter the domestic and tranquil atmosphere of the St Anne’s gardens on the other side of the boundary. Do not support this number of cars on the grounds of the Councils transport policy and pollution. Only the disabled spaces should be approved.

Concerns about the height of the building along the northern boundary. Would present an over dominant façade along the entire boundary with St Anne’s. Windows on 2nd and 3rd floors will overlook the grounds.

The new walkway could become a public thoroughfare at all hours. Should be closed at night.

Statutory and Internal Consultees: English Heritage: English Heritage recommends that some consideration is given to retaining the rear range of the Jackson building, with corresponding alterations to the service road. We recommend that the Council satisfies itself that adequate justification for proposed demolitions is submitted. We recommend that the design of the Woodstock Rd building is revised to reduce its impact on this part of the conservation area and that consideration is given to extending the application site to incorporate Felstead House and including improvements to its frontage so that it makes a positive contribution to the conservation area.

English Heritage has been party to negotiations since the withdrawal of the previous scheme and we welcome the retention of the principal part of the Jackson building. We have accepted the loss of some of the buildings provided that their significance is properly recognised and that adequate justification is forthcoming. However, we feel that the assessment of the significance of the buildings has been understated. We have commented previously on this aspect of the submission. We maintain the view that the values of the site have not been sufficiently understood. Also we feel that inadequate justification for demolition has been submitted. Whilst we can accept that the retention of Jackson’s west range could seriously prejudice meeting the College’s accommodation needs, the retention of the rear range would not. This has been dismissed as being of little architectural significance as it provided only service accommodation and it has been altered. It is, nevertheless, part of the story and it would be possible to retain this without impacting on the accommodation provided, other than through the loss of a number of car parking spaces. The service route and cycle/pedestrian link could still be provided. We suggest that this is considered.

Whilst we have not objected in principle to the demolition of the unlisted Lodge if this is required to facilitate the optimum development of this site, we disagree with the assessment of its significance. We consider that the building fits in with the mixed character of this part of the conservation area and makes a positive contribution to the street scene. It should be acknowledged as such and a strong case for its demolition submitted.

With regard to the impact of the new development on the North Oxford Victorian Suburb Conservation Area, we are satisfied that the revised design of the Banbury Road frontage addresses the concerns expressed on the previous proposal. The

REPORT articulation through gradually stepping forward to the centre of the block and the vertical emphasis help to express individual bays and break up the mass of the block. This reflects the large houses set in generous plots which characterise this part of the conservation area and English Heritage is satisfied that this is more respectful of the surrounding conservation area. The massiveness of gable also appears to be resolved.

Although the design and access statement considers that the full-height glazing of the resource centre facing Banbury Rd will allow for an interactive frontage, we question whether this will, in fact, be the case. The sunken garden dividing it from the footway would act as a physical and visual barrier.

With regard to the Woodstock Rd building, English Heritage is happy with the non- traditional design of this but consider the cantilevered section would be unduly prominent. The impact on this frontage could be reduced by setting back the building as a whole or reducing the cantilevered section.

We have previously expressed our support for the creation of a pedestrian route through the site to link up with the Radcliffe Infirmary site. Our suggestion for narrowing the link to accommodate the retention of the rear range of the Jackson building would not prejudice this.

Some mitigation for the loss of important historic fabric and the impact of the proposals on the conservation area could be in improving the contribution of Felstead House to the conservation area. At present, the forecourt for this building is asphalted and used for car parking and this has a negative impact on the conservation area. The reinstatement of a front garden would be a welcome improvement.

Crime Prevention Design Advisor: No objection. However notes that the walkway between Banbury and Woodstock Road will need good management to ensure no instances of anti-social behaviour or crime. Recommendations are that walking patrols, CCTV and ground floor windows to provide ‘eyes on the street’. Also that the cycle parking meet minimum standards of security as set out in ‘By Design’.

Thames Water Utilities Limited: Waste comments: Thames Water has identified an inability of the existing waste water infrastructure to accommodate the needs of this application. Should the Local Planning Authority look to approve the application a condition should be imposed requiring a drainage strategy prior to commencement.

Surface Water Drainage: No objection. It is recommended that storm flows are attenuated or regulated into receiving public network though on or off site storage. If connecting to public sewers drainage should be separate and combined at the final manhole nearest the boundary. Connection is not permitted for the removal of ground water. Discharge to public sewers requires Thames Water permission.

Water comments: No objection. Informative suggested relating to flow rates.

Environment Agency Thames Region: No objection subject to conditions imposed

REPORT relating to contamination Highways Authority: No objection, subject to conditions. See main report.

Ancient Monuments Society: Welcomes retention of Jackson building. However the new courtyard is bland when compared to the Jackson building and none of the proportional subtlety has been continued through to the new element. More an observation than an objection as the unexceptional quality of the new build does in its way flatter the Jackson building.

Oxford Civic Society: Most aspects of the proposal are acceptable. Concerned about the ‘Research Building’ fronting Woodstock Road. The loss of the cottage is regrettable but glad to see the Royal Oak is retained. However the glass surface of the new research building, with its shiny texture and uncompromising horizontal form would not be consistent with the Royal Oak. Need to relate the proposals to the Radcliffe Observatory proposals.

Oxfordshire Architectural and Historical Society (on behalf of the national consultee, Council for British Archaeology). Objects to demolition of a large part of the Grade II listed Acland Hospital and unlisted 46 Woodstock Road. Heritage Assessment claims that the Jackson building has been retained. Must emphasise that this is not the case.

The Heritage Assessment makes certain comments that are not considered to be correct. These are that the central part of the Jackson building is of most interest. The wings are essential to show the complete concept and are also important. Further queries the Heritage Assessment and its conclusion as to the importance of the site and its buildings historically.

A small reduction in the proposals could retain the entire Jackson building. The site should be extended but not redeveloped, need to create a townscape of variety on the site rather than one form. Loss of buildings is not sustainable and ignore the significant loss of embodied energy and potential for restoring existing buildings. Consent required for all demolition. Front part of the hospital on Banbury Road and 46 Woodstock Road should be retained.

The elevations of the extension to the Jackson building are unattractive and unsympathetic. Proposed building imposes an alien horizontality into Woodstock Road which is suburban comprising of a predominately vertical villa townscape. Not appropriate to this location. Site has possible archaeological significance. If buildings demolished there needs to be a full record of all buildings.

Oxford Preservation Trust: Welcomes the retention of the Jackson Building and the design of the proposals in relation to the listed building. Please to see the proposals have a vertical emphasis in keeping with the character of the existing buildings in the area. The Banbury Road elevation however remains too large and will dominate streetscene. The Woodstock Road elevation would be out of scale with the Royal Oak pub and will harm its setting and be overbearing. The Woodstock Road building is also unsympathetic. The link road is not linked to any road through the ROQ site. There is a real opportunity to create a legible east west link from Banbury Road to

REPORT Walton Street. There is no continuity between the application site, St Anne’s and The ROQ site.

Issues:

Officers consider the main issues in determining these applications to be: • Key Differences between Current and Previous Applications • Need • Principle of Development • Demolition of Buildings with the Conservation Area • Design and Impact on the setting of Listed Buildings and Special Character and Appearance of the Conservation Area • Trees • Archaeology • Amenities • Traffic and Parking • Planning Obligations • Sustainability

Officers Assessment:

Site Description

1. The site is located on land that sits between the Woodstock Road and Banbury Road, formerly the Acland Hospital and more recently converted and used for student accommodation by Keble College, providing 84 rooms for students and Fellows. The site lies within the North Oxford Victorian Suburb Conservation Area and is bounded to the north and west by listed buildings. The site comprises several buildings some of which are listed themselves, areas of car parking, with a variety of trees, some of which are mature, gardens and general landscaping throughout. Views into the site to the listed Jackson building are gained from Banbury Road.

Proposal

2. It is proposed to demolish all buildings on the site, with the exception of the central element of the Jackson building. Following a traditional collegiate model the planning application proposes to erect a ‘quad’ building, 5 storeys (with accommodation at basement and roof level) that fronts Banbury Road and a 4 storey building fronting Woodstock Road. Separate to the quad buildings the proposals include a 4 storey ‘Research Building’ (with accommodation at basement and roof level) that fronts Woodstock Road.

3. Both buildings are modern in architectural style. However the quad building has a traditional form and grain with an aim to relate to its context. The façade is for the most part articulated by bay projections with vertical

REPORT window detailing on the upper floors with glazing at ground/lower ground level. The materials too, are a mix of traditional and contemporary, with a blend handmade buff brick and zinc cladding making up the main facing materials.

4. The Woodstock Road research building has in contrast of a more contemporary form with a flat roof and gentle curve to its front elevation that links the building lines of the existing buildings to the north and south. This building utilises a more contemporary palette of materials to reflect its appearance with a mix of bath stone and glass.

5. These buildings would provide for 240 student study bedrooms, 6 Fellows flats and 3 visiting Fellows flats. Along with 2165m2 of associated teaching, office, research space and other facilities (cafe etc). The proposals include a new route to the north of the site that links the Banbury and Woodstock Roads. Along this route it is proposed to provide parking for 27 vehicles, including 4 disabled spaces, as well as cycle parking for 160 bicycles. The proposal involves the loss of most trees on the site and new landscaping, including sunken gardens. The Ground Floor Plan, showing general site layout, is attached at Appendix 2.

Key Differences between the Current and Previous Applications

6. Committee may recall a previous application on this site submitted early in 2009. Officers raised a number of concerns with regard to that application and as a result, following completion of the Committee Report, the College withdrew the applications. No decision was taken on that application and as such it is not a material consideration, however it is useful to understand the main alterations that have taken place to address officer concerns.

ƒ The central part of the Grade II listed Jackson building is retained ƒ The Banbury Road frontage and elevations has been revised to reflect the vertical emphasis of the streetscape. This revised articulation has been applied throughout the new proposals ƒ The Banbury Road elevation steps back to open up views of the side elevation of No 27 Banbury Road and to reduce the width of the façade ƒ Design changes now enable retention of all but one of the most significant trees on the site. Indicative soft landscaping proposals respond appropriately to the sites location in the North Oxford garden suburb conservation area.

7. The applicants have undertaken consultation in developing the proposals. In addition to the consultation with the City Council and English Heritage the applicant has engaged in public consultation during its design development process, including The Oxford Preservation Trust, Oxford Civic Society and The Oxford Architectural and Historical Society.

REPORT

Need

8. Keble College is one of Oxford University’s largest colleges with approximately 641 members. Of which 437 undergraduates and 204 graduates in residence in Oxford. Its aspirations to fulfil the objectives of the University and its own desire to compete with the other Colleges of the University has resulted in an analysis of the Colleges housing and academic needs.

9. There is a pressing need to provide College accommodation for all students so that they may have the best environment in which to pursue their studies. The College believes that this should be within the collegiate environment. Currently almost 200 students of the College live in private rented accommodation.

10. Prior to the purchase of the Acland site the College was able to accommodate 389 students on its main site and a further 73 in College owned houses. On purchase of the site the College converted the buildings to provide student accommodation and in doing so were able to move all students living in College owned houses into the Acland site. These houses are no longer in college ownership. Currently the College is able to house 340 undergraduates, 108 graduate students and 9 Fellows. Of these, 369 reside at its main site, whilst 88 are at its Acland site. The College objective is therefore to house 90% of all their students.

11. Although no growth in student numbers is planned there is pressure on facilities in two area; music practice and library. When all students are housed on the Acland site this pressure will increase. The proposals seek to respond to this current need.

12. The College’s stock of teaching rooms and offices is presently strained as such the proposals aim to provide additional facilities to meet the existing shortfall.

Site Selection

13. The College prior to purchasing the Acland site considered its options in terms of additional development. Of these options the main and sports ground sites were considered. The main College site has been developed up until recently, it was considered that further additions would be a) negligible in meeting the demand and (b) potentially harmful to the listed buildings on site. The Sports ground was deemed to be too far out from the main College site and would have impaired sports facilities.

14. In light of the above officers are satisfied that the College has identified a need for the additional development and has considered carefully its options in selecting the Acland site.

REPORT Principle of Development:

15. Due to the anticipated growth of the University of Oxford and the need therefore for purpose built student accommodation on centrally located sites the Oxford Local Plan has through policy DS2 identified the Acland site as being suitable for such development. This policy states that ‘Planning permission will be granted at the Acland Hospital site for University of Oxford teaching/administration purposes, purpose built student accommodation’.

16. Policy ED7 of the OLP is supportive of further development of Oxford University’s teaching/administration and research uses on site already being used for University purposes. This presumption to support University development, subject to its compliance with other Local Plan policies, is reflected within Core Strategy Policy CS30 (Proposed Changes) where it states that ‘Planning permission will be permitted for new academic floor space on existing University of Oxford sites, increasing density where proposals respect the character and setting of Oxford’s historic core.

17. Policy ED8 of the OLP requires proposals for teaching/administrative accommodation to be assessed against the potential impact on student numbers and that any increase be matched in an increase in purpose built student accommodation. In this particular instance the proposals would not increase student numbers at the College but rather improve the facilities for existing numbers.

18. Officers accept the argument of need in this case and that the uses proposed for the sites are appropriate. The College wishes to expand its facilities on land within its ownership, the Acland site being within close proximity to the main campus, and the principle of the development is in line with Local Plan policies, which allow additional development that would improve facilities for Oxford University and make best use of land, subject of course to other policies in the Local Plan.

Impact on the Listed Buildings and Character and Appearance of the Conservation Area:

Character of the area

19. The site is situated just inside the southern boundary of the North Oxford Victorian Suburb Conservation Area, abuts the Central (City and University) Conservation area and lies close to Walton Manor Conservation Area.

20. What is perceived to be Victorian North Oxford, the Gothic predominantly red/buff brick, detached and semi-detached houses with the smaller scale artisan terraces, covers the greater part of the conservation area. Within its northern and north-east boundary, however, houses date from the Edwardian era into the late 1920’s. Some buildings predate the 19th

REPORT century expansion.

21. The area immediately to the west of the Acland that includes the old Radcliffe Infirmary site, purchased by Oxford University for redevelopment and the University’s Keble Road triangle to the east are not within the boundaries of any conservation area. However, they sit within the context of the application site.

22. In the area certain key historic buildings stand out, by virtue of their quality, individuality of design and purpose. On the west side of Woodstock Road is the main Radcliffe Infirmary Building, opened in 1770, with its 19th century listed Triton fountain, and former chapel of St Luke, 1864. To their north, the Grade I listed, Radcliffe Observatory, completed 1794. On a more domestic scale there is the unlisted residential Neo- Georgian Green College, 1978-81 by the University Surveyor, visible above the stone boundary wall to Woodstock Road and the 17th/18th century Grade II timber-framed rough cast 2–storied Royal Oak PH fronts the Acland site on the west side of Woodstock Road.

23. Immediately on the north of the Acland site, St Anne’s no’s 27 and 29 Banbury Road designed by J J Stevenson in 1881 in the Queen Anne style and listed Grade II are detached houses, of 2-storeyed orange/red brick construction under hipped, tiled roofs surmounted by white painted balustrades. The south elevation of 27 with oriel window is particularly visible from the street due to the setting back of the Acland’s 1936 Banbury Road wing.

24. Beyond the Stevenson houses, well set back and partly hidden from the Banbury Road by trees, St Anne’s two, 4 storied, flat-roofed, lozenge- shaped residential blocks, Wolfson and Rayne Buildings are examples of an uncompleted scheme. Built in pre-cast and board marked concrete in 1969 their architects, Howell, Killick, Partridge and Amis, had designed a serpentine plan of six linked blocks comprising one high and five low buildings facing onto a lake behind the boundary with Banbury Road. The buildings were listed Grade II on 30th March 1993.

25. South of Felstead House, no. 21 Banbury Road, the Former Girls’ High School now the University’s Materials Building, designed by T G Jackson, and dated 1897 is of 2-storeyed red brick, render and terracotta mouldings under a red tiled hipped roof with cupola and tall brick stacks. A trademark combination of materials and design used to great effect on several of Jackson’s Oxford buildings.

26. Next to, and south of, no. 21, are a series of semi detached and one terrace of three villas, circa 1855, by Samuel Lipscomb Seckham, architect of Park Town. They are now occupied by Oxford University Computing Services and are Grade II listed.

27. Outside the conservation area, on the eastern side of Banbury Road, looking onto the Acland site, other buildings stand out and contrast by

REPORT virtue of their modernity, different materials, and relationship to ground levels. Forming part of the University’s Keble Road Triangle the majority are concrete and glazed blocks built from the mid 1960’s to the early 21st century to house engineering, science, technology and physics. The one exception is the Jenkin Building containing engineering science, situated at the northern apex of the Banbury and Parks Roads. This severe Jacobean style brick and stone building was designed by W C Marshall in 1914 and extended in 1927 by E P Warren. There is little spatial quality in this quarter; the buildings converge into one another, their entrances far from apparent on the road frontage. Strips of token planting with a few trees and shrubs make a positive and welcome contribution to the roadside alleviating the hard, vertical surfaces of the buildings.

28. The draft North Oxford conservation area appraisal identifies the predominate characteristic of the whole area as a garden suburb with buildings set in large plots with mature landscaping. It recognises the role that the colleges and Oxford University played or play in the development and function of the area noting that St Anne’s and St Hugh’s are dominant elements in the area between Banbury and Woodstock Roads. It recognises the importance of long views up and down the principal roads and the contribution trees make.

Development of the Acland site

29. The development of the Acland site is one of some complexity from 1840’s origins. This was precipitated by its nursing and medical functions that led to a series of building projects to respond to the changes in requirements for patient and staff care. In all, 18 separate building phases occurred between 1840’s and 1983, some of greater magnitude than others. Following is a brief description of the associations with the Aclands, the Jackson building and the lodge and a list of the other build periods.

The Acland Family and Sir Thomas Graham Jackson’s work of 1897:

30. Association of the site with the Aclands, Sir Henry, then Regius Professor in Medicine for Oxford University, and Sarah, his wife, grew out of the founding of an institution for nurses after her death in 1878. The first buildings opened in 1883-4 at 37 Wellington Square, as the Sarah Acland Memorial Home for Nurses with the Medical and Surgical Home at no 38. In turn, these premises were to prove inadequate and a larger site was later sought elsewhere.

31. After Sir Henry Acland’s retirement in 1894, Sir Thomas Graham Jackson, an acclaimed architect was approached to design a new building on the present site for the nurses’ home in July 1896.

REPORT Thomas Graham Jackson:

32. What was built on the ground in 1897 of Jackson’s 3-bayed, 3-storeyed with attic, Queen Anne centrepiece building flanked by 3-bays of the 2- storeyed scrolled Dutch gabled element comprised two thirds of the central element, and two west bays of the 2 storied element, The third bay of the west range was not completed due to insufficient funds, but was added later to complete the ensemble (1912).

33. Internally, the centrepiece building (which it is proposed to be retained) contains a fine newel wooden staircase with turned balusters around an open well. Behind this part, and separated by a corridor at ground floor is a high, rear wing. Jackson’s drawings indicate that a matron, district and private nurses, kitchens, pantry, scullery, stores and box room were to be accommodated here. Most of the rooms had fireplaces, with the bedrooms generally having a diagonally placed stack in the corner of the rooms. Fireplace openings are blocked and fireplace surrounds and some of the chimney breasts have been removed in the past. External red brick stacks survive. A series of basement rooms exist, accessed via a staircase from the kitchen, which survive from the earlier building on the site.

The Lodge, 46 Woodstock Road:

34. At the beginning of the 20th century on a piece of land adjoining the Home’s garden, facing onto Woodstock Road, north of the Royal Oak Public House, a Lodge was built to the designs of Robert Langton Cole in 1904. It is set forward of the front building line of the houses to its north it is 2 storeys in height and of domestic appearance. Its external walls are white painted render with, on the first floor, black painted, applied timber framing.

35. Extension and adaptation of the Home continued throughout the C20th with the following key phases ( there were 18 phases in total)

1936 West Extension of the Jackson Building 1937 Administration Building, the completion of Jackson’s Queen Anne block and the 1913 link 1938 Banbury Road Wing 1939 Creation of Acland Nuffield Nursing Home and 1977-1979 West Wing Extension

36. The previous application, which proposed complete site clearance was withdrawn following objections from officers, statutory amenity groups, English Heritage and the local community.

37. Officers continued negotiations for a suitable scheme, seeking amongst other matters: • Retention, at the very least of Thomas Graham Jackson’s centrepiece, comprising its three front (south) rooms, main staircase and the small, northeast and south rooms.

REPORT • improve the setting of no. 27 Banbury Road and help to minimise the impact of the height of the proposed Banbury Road block. • Introduce a centrepiece or an additional element of verticality into the Banbury Road block to alleviate the horizontality of the design when viewed in elevation from Banbury Road. • Recognise importance of trees and gardens. Important to keep an open vista to the Jackson building from Banbury Road pavement.

38. This revised application seeks to address these concerns and proposes retention of the main range of the Jackson building but demolition of the remainder (Felstead house, not in the application site, is also to remain). Following their consideration of the comments received on the application proposals the applicant’s architects produced additional material to explain further the heritage significance the existing historic fabric and to express more clearly the justification for the impact of the proposals.

Policy framework for heritage issues

39. Central government legislation on the historic environment is contained within The Planning (Listed Buildings and Conservation Areas) Act 1990 requires local authorities to have special regard to the preservation of listed buildings and their settings and the preservation or enhancement of the character or appearance of conservation areas. Guidance and advice on the application of the Act is contained within ‘Planning Policy Guidance Note 15, Planning and the Historic Environment, (PPG15). Demolition of listed buildings and buildings that make a contribution to the character or appearance of a conservation area will only be allowed in exceptional circumstances. The thrust of this advice is given local effect in the policies of the local plan.

Heritage significance

40. Officers’ assessment of each building’s contribution to the conservation area, based on English Heritage guidance is summarised as follows:

• The Acland House itself is considered to make a neutral contribution to the appearance of the Conservation Area on the basis that later extensions have in effect blocked principal views of the listed building from Woodstock Road and Banbury Road. In relation to its architectural and historic interest it is reasonable to conclude that

a) The building is a fragment of an uncompleted range, b) Its detailing is not up to Jackson’s quality and the work is further lessened by later additions of variable quality, c) Its setting has changed continuously as a result of the continuous building programme

REPORT d) External alterations and the undistinguished quality of the building’s execution in its various phases have led to a piece of architecture lacking in high visual quality e) It is not a nationally important example of a building type, f) The site provides physical evidence of the development of the home but has only a short-lived association with the Aclands. Dr Henry and his wife, Sarah.

• Felstead House is a good example of the typical Victorian detached houses that once dominated the Banbury Road and which characterise the conservation area to the north. Consequently, it makes a positive contribution to the conservation area (its retention and refurbishment forms part of the proposals for the overall Acland site);

• Together with Felstead House, the long, 2-storied 1936 Fielding Dodd wing dominates the Banbury Road frontage. Through the gap between these two, and beyond the copper beech tree may be obliquely seen the central and western parts of T G Jackson’s 1897 Grade II listed building. The Banbury Road wing makes a neutral contribution to the conservation area at best. It is an undistinguished and austere Neo- Georgian building and is set back from the road behind a hard surfaced car park area which detracts from the street scene;

• On the Woodstock Road side, the utilitarian red brick rear of the 1977- 79 extension is visible, set back in the site with the 1904 Lodge that gives some relief to the eye with its bright combination of materials, red tiles, white render and windows and black painted, applied timber framing. The Lodge building’s free domestic revival style is typical for a building of this date. We conclude that it is one of those less clear-cut cases in PPG15 terms (see para 4.27), where the building’s contribution to the conservation area is more limited such that the benefits arising from its removal should be set beside the presumption in favour of retention.

• Excluding the main Jackson range of 25 Woodstock Road, which is to remain, the other buildings are proposed for demolition. As a group, they combine to make a contribution to the character and appearance of this part of the North Oxford Victorian Suburb Conservation Area. This contribution is diminished by, the more utilitarian blocks, which individually have a negative effect on the conservation area, and by the poor quality landscaping (tarmac) on parts of the site - in particular onto the Banbury Road. The existing site has an institutional quality to it and exhibits characteristics that exist elsewhere in this part of the conservation area.

Assessment of impact

REPORT

41. The proposal is for a major reorganisation of the built form on the site involving demolition of buildings and new buildings that will have a visible presence on Banbury Road and Woodstock Road to create a new quad for the college.

42. The most significant interventions to comment on are the works to Acland House, which involve demolition of the service range and wings, the demolition of the lodge building, and the new buildings onto Woodstock and Banbury Roads.

Acland House

43. It was not built in a single phase and the original Jackson scheme was never delivered as originally proposed. In assessing its historic significance, the features that survive, its setting and the benefits of the proposed redevelopment officers accept that retention of the main centrepiece, but removal of the wings is justified, allowing their special architectural and historic interest to be preserved by record. The applicant has produced sufficient evidence to demonstrate that a scheme that meets the long term needs of the college in a form that delivers the quality necessary for the site’s context, with good legibility, continuity and enclosure would be prejudiced by the retention of the wings and rear service range. The east-west route is important for servicing - to create a safe means of access and egress and fire access strategy, and is supported by the Highways Authority. The route will provide pedestrian access between Banbury and Woodstock Roads, improving connectivity between the various development sites that are coming forward in the area. The route is on axis with the Radcliffe Observatory and views of the Tower of Four Winds will be possible. Retaining the service range (the interest of which has been compromised by later alterations) would prejudice delivery of the route, would result in the loss of some of the identified cycle parking and would involve the loss of a mature tree on the boundary (in order to provide some form of access). The proposal will retain the main part of the home as the centrepiece, retain key internal features (e.g. the staircase) involve stripping out more recent interventions and allow the reinstatement of the lost staircase to the top floor. Its setting will be new and in officers’ opinion improved and the building’s future will be secure in the long term commitment of the college.

The Lodge

44. The Lodge is not part of the original layout and is on a site acquired later (1904). It contributes to the evidence of how the site developed as a whole and through its form and size helps to explain its function as a lodge. Whilst North Oxford is considered entirely gothic, as stated earlier, there is variety in styles and this late arrival uses materials and motifs that occur elsewhere in the area. Its diminutive size sets it apart from the scale of many buildings in the area, but also makes it unviable for the college to re-use, without impacts elsewhere on the site to compensate for the lost

REPORT floor space. Separating it off from the main site in order to secure a new user and a separate use would interfere with the provision of the new east- west access route and undermine the college’s ability to deliver a proposal that properly meets its needs. Divorcing it from the college’s site, would also undermine the historic value that it does possess. It’s difference’s and scale do provide visual relief but this is compromised by the quality of some of the buildings elsewhere on the site and by the poor quality landscaping. On balance, given its has limited historic interest in relation to the early development of the home and that its contribution to the appearance of the conservation area is limited by its limited prominence and changed setting Officers conclude that this is an instance where the merits of the proposed replacement can be considered and do outweigh retention.

Woodstock Road

45. The context of the site is one where there will be considerable change and changes which will reflect an important phase of development for Oxford University and some of the colleges. The applicant explains that the design is informed by an understanding of the present and likely future context of the area recognising that the new frontage building has the opportunity to signal the gateway from garden suburb to city and university quarter. Its height and alignment are designed to respond to the scale of adjacent buildings and seek to address Woodstock Road and give a presence to the east-west route within the public realm (to avoid it appearing like a service route). This combining with its horizontal division serve to set it apart from the appearance of its neighbours – not in aggressive way but in providing that visual break that the existing lodge performs, in a contemporary form. The choice of external materials and the finer grain detailing are critical to the way the building is perceived and how it performs in the street. Glass will be the primary material for the upper storey. Concerns have been expressed by some consultees about this element of the scheme. The applicant has explored amendments that reflect consultees suggestions/concerns but finds changes undermine the contextual approach being pursued and the building loses it relationship to the existing properties and to the street. Officers are satisfied that the proposed new building is an appropriate contextual approach and will add interest to this changing part of the conservation area.

Banbury Road

46. In pre-application discussions the applicant prepared amendments to the elevations to Banbury Road to overcome the concerns expressed by officers and English Heritage. The effect is a building range that is aligned to allow identified views up the street, open up views of the Jackson building and that is articulated to reflect the rhythm and pattern of building forms prevalent in this part of the conservation area. The applicant has been encouraged to prepare a landscape strategy to cover all this site and to include the forecourt of Felstead House, which when implemented will

REPORT help to green this element of the ‘public realm’ and would significantly benefit the appearance of this part of the conservation area.

Trees

47. The site is within the North Oxford garden suburb conservation area. As a garden suburb the character and appearance of the conservation area is highly influenced by its green components especially its stock of large and mature trees. In general terms the tree cover in the conservation area is characterised by the mixture of forest and exotic trees. Ornamental shrubs and large specimen trees are a common feature within the gardens and grounds of larger residential or institutional properties. The present buildings occupy a site that once contained a large early Victorian villa, which historic maps show was set within an expansive well laid out garden. There is no indication that any of the original features remain today and the existing landscaping on the site is relatively poor and fragmented. However, the site contains four mature trees, which are visible to public views and that make a significant positive contribution to the character and appearance of the conservation area.

48. The proposal involves the loss of 12 trees across the site. All but one of these can be characterised as being of low quality or condition. One of mature tree of higher quality is proposed to be lost as a result of the application. This is a box elder standing at a position well within the site; the tree has only limited public visibility from the Woodstock road. Any loss of public visual amenity or harm to the character and appearance of the conservation area associated with these impacts will be minor and can be adequately mitigated through appropriate landscape conditions requiring replacement tree planting. Therefore, it is the advice of officers that the proposed scheme does not conflict with the Council’s Adopted Local Plan Policies on trees, in particular policies CP1 and NE15.

49. Any development within close proximity to retained trees brings indirect risks to trees associated with demolition, construction activities and landscape remodelling. The complex and often unplanned character of the existing landscaping on this site make implementation of the proposed scheme fraught with difficulty and potential risk of harm to trees, especially through root disturbance. However the application is supported with a detailed arboricultural method statement describing how such risks can be mitigated. This document can be used as a basis to secure adequate and enforceable conditions for the protection of retained trees through the development process.

50. The application includes indicative landscape proposals which recognise the sites location at the inside edge of the North Oxford conservation area, This involves retention of most of the existing mature tree cover and proposals for a small number of new specimen trees to act as foils to the building. The design of the building’s setting has also taken into account the complex character of the existing landscaping in its treatment of level

REPORT changes around the site and in the integration of proposed changed ground levels with retained trees. The technical aspects of implementation of these details will need to be controlled under conditions.

Archaeology

51. Since the previous application an Archaeological Evaluation Report (June 2009) has been prepared on behalf of the College by Oxford Archaeology. This evaluation produced evidence for medieval and post medieval activity. Of particular interest was evidence for 12th -12th century activity and the identification of a feature interpreted as a bastion forming part of the Royalist Civil War defences. Furthermore the report proposes that a Civil War bastion in this location could have been influenced by the presence of a linear Neolithic/Bronze Age barrow cemetery which can be projected roughly east-west through the southern edge of the site.

52. An archaeological impact assessment was previously submitted for the site by Oxford Archaeology (2007). The assessment noted that the site has the potential for prehistoric, Roman and early medieval deposits and notes that ‘the survival of any below- ground archaeology on the Acland hospital site should be good away from actual foundations and areas of basement’ (3.1.1). Since the impact assessment was completed in 2007 a number of archaeological investigations have taken place in the vicinity of the site producing further evidence for prehistoric activity. These include the discovery of a Neolithic Henge monument 150m to the south and ring ditches at the nearby Radcliffe Infirmary site.

53. Planning Policy Guidance 16 (Archaeology and Planning) states that the desirability of preserving important ancient monuments, and their settings, is a material planning consideration. For nationally important archaeological remains (whether scheduled or not), and their settings, there should be presumption in favour of physical preservation. The advice in PPG 16 is reflected in policy HE 2 of the City Local Plan. In light of archaeological evidence uncovered by the Archaeological Evaluation Report officers therefore suggest a condition requiring the submission of an archaeological investigation through trial trenching followed by further litigation if appropriate. A scheme for the investigation works shall be submitted and agreed by officers prior to any work commencing on site.

Amenities

54. In general it is considered that the development would not have a significant adverse impact on neighbouring residential amenities in terms of being overbearing or loss of daylight and sunlight. To the north and east of the site the new building is pulled away from joint boundaries, in comparison to the existing building(s) and whilst higher than existing, is not considered to be detrimental to the adjacent properties. To the South the new building would be closer and again higher than the existing

REPORT building. However due to the distance between the proposal and neighbouring buildings, along with its careful articulation and orientation, there would be no adverse impact.

55. St Anne’s College, adjacent to the north, has raised concerns in relation to its Nursery. The Nursery building is adjacent to the boundary, which is formed by a stone and brick garden wall. This wall is retained as part of the proposals. On the application site, immediately adjacent to the wall, is an area of car parking. Officers are of the view therefore that there would be no significant change. In addition the Nursery play area is to the north of the nursery building and therefore not directly affected by the proposed parking. It is considered that there would not be any significant adverse impact on the children from cars parking the other side.

Traffic and Parking:

Access

56. The transport statement submitted in support of the application states that the site currently has five accesses onto the public highway, one onto Woodstock Road and four onto Banbury Road. There is currently no vehicular ‘through route’ from Banbury Road to Woodstock Road.

57. The application seeks permission for alterations to the existing accesses. A new access/ service road is proposed to be constructed along the northern boundary of the site to improve access for students, visitors and staff. Access into the service road is proposed from Woodstock Road in a one-way system with egress onto Banbury Road. The service road would be gated at either end to prevent the site from being used as a vehicular cut through between Woodstock and Banbury Road. The Transport Statement indicates that the new configuration would mean the removal of two dropped kerbs, one on Banbury Road and the other on Woodstock Road. This new east-west route would be open to the public during the day to allow a pedestrian through route to the former Radcliffe Infirmary site and that part of the City. Officers welcome this proposal. However, in line with similar new east-west routes on the Radcliffe Infirmary site opposite, Officers would like to see this open 24hours and not closed overnight. It is acknowledged that security is a prime concern, as it is for the Radcliffe Infirmary developments, but measures could be put in place that would allow assessment of this situation should problems arise and a solution be considered at that stage.

58. This route would be located opposite an existing access to the Radcliffe Infirmary site on the Woodstock Road (Gate 7). However, given the Radcliffe Infirmary site is no longer operating as a hospital and given the proposed level of traffic generation for the Keble College site, the Highways Authority is of the opinion that the proposed new access to the service road is unlikely to have any detrimental impact on either traffic flows or highway safety on the Woodstock Road.

REPORT

Parking

59. The site is located within the Transport Central Area and close to existing good public transport links and therefore car parking should be for operational and disabled purposes only, unless justification is provided. The site currently has in excess of 55 car parking spaces. The Transport Statement indicates that 27 car parking spaces are proposed, including 4 disabled spaces, located along the northern boundary of the site. The level of disabled parking provision is in accordance with Local Plan standards, however on first viewing the 23 spaces for teaching staff and visitors would be excessive given the sustainable location. The College has submitted further justification for the proposed parking levels and of the remaining 23 spaces 16 spaces are provided for Fellows who will be permanent residents of the site during term time, and 7 required to meet operational needs of the site.

60. The proposals would result in a significant reduction of car parking on site and the College applies a strict parking policy. Further to this the site is within a Controlled Parking Zone and as such on street restrictions are in place to prevent any overspill parking. Officers are therefore satisfied that the level of car parking proposed has been justified and would represent a great improvement to the current situation.

61. The proposals provide 160 secure cycle parking spaces located to the north of the building. This provision exceeds the local plan requirements of 126 spaces and as such officers have no objection to the level cycle parking.

Sustainability:

62. The City Council encourages all development to combine resource efficiency and renewable energy into their design. The development due to its size exceeds the threshold where a Natural Resource Impact Analysis (NRIA) is required. In this regard policy CP18 of the OLP states that planning permission will only be granted for developments where, if through the NRIA, the proposal demonstrates careful attention to, and exploitation of a) opportunities for the reduction in energy use, b) efficiency in the use of energy, c) the generation of energy from renewable energy sources, d) the use of renewable resources in general, and e) the use of recycled or reclaimed materials in their construction.

63. A Natural Resource Impact Analysis has been submitted and the development scores highly, attaining 8 out of 11 on the checklist score (a minimum of 6 /11 required). The proposals meet the 20% on site renewables target set out in the NRIA Supplementary Planning Document. This is achieved by the installation of 300m2 of solar panels on the roof to provide solar energy for hot water as well as ground source heat pumps for heating and cooling. A mixture of natural and mechanical ventilation is

REPORT proposed and a combined heat and power unit to provide ventilation heating and hot water, in addition to the solar hot water. Grey water harvesting will provide water for flushing of WC’s and for the laundry. High levels of insulation are proposed. Locally produced materials will be sourced and timber acquired from sustainable sources.

64. Officers therefore consider that the proposals are in accordance with local plan policy to increase energy efficiency and use of renewable energy sources and reducing carbon emissions.

Contributions

65. In accordance with the Planning Obligations Supplementary Planning Document contributions are required to mitigate the impact of the proposals on City and County Services and infrastructure. The contributions set out below are indexed linked to values at 2006 levels and should be increased accordingly to the real value at the time of payment. The contributions are based upon the net increase of 162 student bedspaces.

City Council: Indoor sport Facilities: £9,720

County Council: Library Services: £9,882 Cycle infrastructure improvements: £22,356

County and City Council monitoring and administration fees also apply.

Conclusion:

66. The application accords with the local plan policy with regard to land use, parking and sustainability. The scheme would not adversely affect the amenities of neighbouring residents and the need has been established by the College submission. In this regard the principle of the development is considered to be acceptable.

67. The proposals retain the most significant element of the listed Jackson building and intelligently incorporate its façade, as well as its interior, into the northern part of the new building. The sympathetic design of the development does not detract from particularly distinctive southern elevation of the Jackson building which stands proud.

68. Views of the southern flank of 27 Banbury Road, also listed, are opened up by the new eastern element as the proposals taper away from the road. This, along with the revised articulation of the façade, now incorporating clearly defined bays and aligned windows, creates a vertical rhythm that reflects the characteristics of Banbury Road and the Conservation Area. This also reduces the perceived scale of the building.

REPORT

69. To the west the proposal stands behind the listed Royal Oak public house, replacing the existing tired buildings seen on site. The western elevation while forming a new backdrop to the listed public house is set approximately 8m away (no closer than the existing building) and although higher, is set back on the upper floor. As with the eastern elevation the west incorporates the same verticality that breaks up the façade and reduces its scale. In doing this the proposal would not appear visually overbearing.

70. The previous loss of trees has been addressed and the proposals now more sympathetically relate to the nature of the site and recognise the significant contribution that trees play within the conservation. Any impact can be successfully mitigated by use of appropriate landscaping and tree protection conditions.

71. The proposals are therefore considered to be a well thought out and intelligent response to the site constraints and the objections previously raised by officers. As such officers recommend that the Committee be minded to grant planning permission but delegate authority to officers to issue the notice of permission on completion of the s106 legal agreement to secure the conditions set out above.

Human Rights Act 1998

Officers have considered the Human Rights Act 1998 in reaching a recommendation to grant planning permission, listed building consent and conservation area consent. 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 grant planning permission, officers consider that the proposal will not undermine crime prevention or the promotion of community safety.

Background Papers: 09/02466/FUL, 09/02467/LBD, 09/02468/CAC

REPORT Contact Officers: Steven Roberts/Nicholas Worlledge Extension: 2221/2147 Date: 17th February 2010

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REPORT Appendix 2

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