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Council Letter Template Central South and West Area Committee 10th July 2007 Strategic Development Control Committee 25th July 2007 Application Number: 07/00392/FUL Decision Due by: 23rd May 2007 Proposal: Demolition of existing SERS building and outbuilding. Erection of new library depository building. Realignment of access road and parking arrangements plus landscaping and ancillary works. Site Address: The Sers Building, Oxford University Library Services, Osney Mead, Appendix 1 Ward: Jericho And Osney Ward Agent: Turnberry Consulting Ltd Applicant: Oxford University Estates Directorate Recommendation: (i): Central South and West Area Committee is recommended to support the application. (ii): Strategic Development Control Committee is recommended support the development in principle but defer the application to enable a legal agreement to be drawn up in the terms indicated below and to delegate to officers the issuing of the Notice of Planning Permission subject to conditions on its completion. Reasons for Approval 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. Conditions 1 Development begun within time limit 2 Develop in accordance with approved plans 3 Samples 4 Amendments to north – east elevation. 5 Landscape plan 6 Landscape management plan 7 Landscape protect trees shown on plan 8 Landscape carry out after completion REPORT 9 Boundary details 10 Noise attenuation 11 Flood risk management plan 12 Details of flood storage facility 13 Maintenance of flood storage facility 14 Contaminated land 15 Details of cycle parking 16 Travel plan 17 Wildlife survey 18 Nesting birds 19 Creation of habitats 20 Archaeological evaluation Legal Agreement. To secure: (i): permissive public rights for cyclists and pedestrians to pass through the application site from the Thames towpath to the Osney Mead access road; and (ii): a financial contribution of £75,000 towards a pedestrian and cycle crossing of the River Thames, to include an element of public artwork within its construction. Main Local Plan Policies: Oxford Local Plan 2001-2016 CP1 - Development Proposals CP2 - Planning Obligations CP3 - Limiting the Need to Travel CP6 - Efficient Use of Land & Density CP8 - Design Development to Relate to its Context CP10 - Siting Development to Meet Functional Needs CP11 - Landscape Design CP13 - Accessibility CP14 - Public Art CP15 - Energy Efficiency CP18 - Natural Resource Impact Analysis CP21 - Noise CP22 - Contaminated Land TR2 - Travel Plans TR3 - Car Parking Standards TR4 - Pedestrian & Cycle Facilities TR5 - Pedestrian & Cycle Routes NE1 - Purposes of Oxford's Green Belt NE2 - Control of Development Oxford's Green Belt NE6 - Oxford's Watercourses NE8 - Development on Low Lying Land NE9 - Flood Risk Assessment NE10 - Sustainable Drainage NE15 - Loss of Trees and Hedgerows NE17 - Biodiversity REPORT NE20 - Wildlife Corridors NE23 - Habitat Creation in New Developments HE3 - Listed Buildings and Their Setting HE7 - Conservation Areas HE9 - High Building Areas HE10 - View Cones of Oxford EC2 - Protection of Employment Sites EC3 – Modernising Existing Employment Sites EC9 - Warehousing Other Material Considerations: The application site lies adjacent to the Osney Town Conservation Area and to the Oxford Green Belt. Statutory and Other Consultees: Highways Authority, Vale Of White Horse DC, Environment Agency Thames Region, English Heritage Commission, Oxford Green Belt Network, Ferry Hinksey Road Residents' Association, The Friends Of North Hinksey, Environment Agency Thames Region, Oxford Civic Society, Oxford Preservation Trust, Thames Water Utilities Limited, North Hinksey Parish Council. Representations Received: Environment Agency: See text. Thames Water; No objections. Highway Authority: Taking into account reduction in parking and reduced peak hour traffic generation, then no objection to proposal; development should link into University’s Travel Plan; support cycle / pedestrian route through site and financial contribution towards a new river crossing. Environmental Health Officer: Suggests conditions applied if permission granted relating to noise emitted from the premises and ground contamination works. English Heritage: Existing building of little architectural or historic interest; main issue is impact on Osney Town Conservation Area and wider setting of Oxford; smaller building and with more varied roof line that earlier proposal; moving building away from towpath and Bulstake Stream has addressed concerns; impact on skyline significantly less than previous scheme, mitigated by new roof form; long term preservation of library collections is of great importance; persuaded of operational justification for the depository; provided there are no other alternative locations within ring road available, then no objection is raised. Oxford Civic Society: Proposal an improvement on previous version; storage underground not possible; stored books may be damaged by flooding; flood conditions elsewhere would be made worse; access difficult along congested Botley Road; would be better located on higher ground; proposal unacceptable. Oxford Preservation Trust: Although modified, still a major threat to public appreciation of green setting of Oxford when viewed from the west; will have even more damaging impact than Newsquest building; no satisfactory justification as to why building has to go here; negative impact on Oxford; strongest objections to the application. REPORT Campaign to Protect Rural England: Gone some way to meeting previous adverse comments, but must register objection; too massive; from some angles will dominate landscape; adverse effect on visual amenity of Green belt; sympathy with library service but urge refusal. Friends of North Hinksey Village: Building significantly larger than existing buildings on estate; scale, bulk, massing and height of the building will prejudice the visual amenities of Green Belt and North Hinksey Village; no assessment of impact on North Hinksey Village; wholly exceptional circumstances need to be justified; contrary to local plan policy; a lower building should be considered. Oxford Green Belt Network: Would be highly conspicuous from Hinksey Meadows; Hinksey villages and from the west; materials and design will not assist in long distance views; destructive of historic skyline. In addition some 24 letters have been received from individual residents mainly in the West Oxford, Binsey, North Hinksey and Botley areas. Their comments may be summarised as follows: • height / scale of building visually intrusive (14). • obscure views from North Hinksey Village and elsewhere to west of city (10). • add to flooding problems (8). • alternative location should be found (4). • contrary to Local Plan policy (4). • additional traffic on to Botley Road (4). • undermine historic footpath links (3). • enjoyment of tranquil area lost (2). • if permitted colours should be as unobtrusive as possible (2). • building could be sunk underground (1). • intrusive to Osney Town Conservation Area (1). • intrusive to North Hinksey Conservation Area and footpaths to South Hinksey (1). • no evidence that other sites could not be used (1). • no objection (1). Officers Assessment: Proposals 1. The planning application relates to a site of some 2.6 hectares (6.5 acres) to the south - eastern end of the industrial estate. The site is currently occupied by 3 separate buildings. The first of these is the Osney One building formerly occupied by Blackwells Science and consisting of office accommodation and warehouse. It is now occupied by the Oxford University Library Service (OULS). The second is a relatively recently constructed business premises now known as the AXIS building which was previously occupied by the Really Useful Card Company. It is currently leased by the University to another business, ProVision. The third building is the former Kemp Hall Bindery consisting of offices and warehouse and now occupied by the University’s Systems and Electronic Resources Service (SERS building). To the north – west a further building previously occupied by the Alden Press is also owned by the University but falls outside the identified planning application site. These buildings are identified in Appendix 2 to this report. REPORT 2. The proposals in the main affect that part of the application site where the SERS building is located. This building consists of 3 storey offices of brickwork and panelling under a light grey roof fronting directly onto Osney Mead, with a large single storey warehouse building to the rear. It is proposed to demolish these structures plus various associated outbuildings and construct the depository building in its place and on part of its shared car park with the Osney One building. The SERS building measures 41m along its frontage and has a depth of 65m. In total it occupies a footprint of approximately 2800 sq m. 3. The proposed depository building is a much larger structure measuring 81m along its frontage with a depth of 97m and a footprint of approximately 7600 sq m. It rises to some 20.3m to the highest point of its curved, “sinusoidal” roof structure, though the eaves line at its western corner is set at 11.8m and 13.0m at its southern corner, both comparable with the neighbouring Osney One and Alden Press buildings. 4.
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