Agenda item

Outline planning application for demolition of existing buildings and a mixed use development comprised of up to:

•              300 residential units (use class C3);

•              a 70-bed hotel (use class C1);

•              up to 800 sq.m gym (use class D2);

•              up to 2,400 sq.m retail uses (A1, A2, A3, A4, A5);

•              up to 1,800 sq.m commercial office floorspace (use class B1);

•              a replacement nursery school (use class D1); and

•              a decked car park.

Closure of Lydalls Road to allow for redevelopment and altered pedestrian access. 

All matters are reserved except for new means of vehicular access to the site.

The committee considered outline planning application P15/S2159/O to demolish the existing buildings and for a mixed use development on the car park at Station Road, Didcot, comprised of up to:

·         300 residential units;

·         A 70-bed hotel;

·         Up to 800 sq.m. gym;

·         Up to 2,400 sq.m. retail uses;

·         Up to 1,800 sq.m. commercial office floorspace;

·         A replacement nursery school; and

·         A decked car park.

 

Officer update: that notwithstanding drawing numbers 8150895/6112, 8150895/6110, 8150895/6111, 8150895/6113 no surface level parking is permitted in relation to this development in front of the train station (the area currently used as a bus interchange); this will be set out in condition 28.

 

Steve Connel, a representative of Didcot Town Council, spoke in support of the application, however, he made the following suggestions:

·         A request for the design of the development to draw from historic environs of Didcot, including some influence from the Prince of Wales pub (Officer response – condition 3 will be expanded prior to reserved matters);

·         Concern for parking in surrounding areas – would parking permits for local residents be feasible? (Officer response – not in the planning department’s remit – but parking will be considered at the reserved matters stage);

·         A request for a named officer to work with residents during the construction phase (Officer response – an extra condition will be included).

 

Penny Dakin-Kiley, David Cooper and Roy Burton spoke objecting to the application. Their concerns included the following:

·         The surrounding houses will not match in density;

·         Parking issues opposite the conservation area;

·         Doesn’t take into account the heritage railway past of Didcot;

·         Deliverability concerns;

·         Commercial viability concerns;

·         Is it acceptable to waiver affordable housing?

·         Not considered in the context of Didcot’s new Garden Town status;

·         There are only 6 pubs in Didcot – only 1 per 5000 residents;

·         The Prince of Wales pub is very well used – request that a condition is included to replace the pub;

·         Concern around delivery vehicle access; and

·         Needs careful tree planting.

 

Councillor Margaret Davies, one of the local ward members, spoke objecting to the application. Her concerns included the following:

·         In contravention of the Core Strategy (CSD1), whereby the Didcot Area Action Plan including assessment of the capacity for commercial development has not yet happened – request deferral until analysis has been completed;

·         No affordable housing;

·         No work has been done to show links to the rest of the town;

·         Defer until satisfactory relocation of the nursery;

·         Lack of respect for surrounding 2-storey properties; and

·         Denies history of Didcot.

 

Councillor Anthony Dearlove, one of the local ward members, spoke objecting to the application. His speech included the following:

·         Supports the development in principle as most residents are keen to see the area developed;

·         High density is needed to make the site viable;

·         However the scale isn’t justified nor required (8 storey building);

·         Additional stress on noise and parking;

·         Oxfordshire County Council and Network Rail object;

·         Request deferral until further consultation has been carried out; and

·         If approved, residents need to be at the forefront of involvement.

 

The motion, moved and seconded, to approve the application was declared carried on being put to the vote to include extra conditions for:

·         A named officer to be available to residents during the construction phase;

·         Expansion of condition 3 to look at the historic environment of the development prior to the reserved matters stage;

 

RESOLVED: to delegate authority to grant outline planning permission to the head of planning for application P15/S2159/O, subject to the following:

 

i.        The prior completion of S106 agreement to cover the following:

·         Overage clause if any profit is generated from the development.

·         Contributions to highway works.

·         Nursery relocation including specification requirements of new nursery.

ii.        Detailed conditions in accordance with the summary set out below:

 

1.    Submission of reserved matters application.

2.    Approved plans

3.    Framework details including strategic parking, historic identity and phasing schedule prior to reserved matters application.

4.    Historic buildings recording – Prince of Wales Public House.

5.    Inclusive mobility guidance to be submitted with any reserved matters application.

6.    Landscape scheme.

7.    Contaminated land report.

8.    Construction management plan.

9.    Construction environmental plan.

10.Air quality mitigation.

11.Noise and vibration management plan (construction).

12.Dust management plan (construction).

13.Bus shelter provision.

14.Access details.

15.Carriageway works.

16.Sustainable urban drainage scheme details.

17.Foul water drainage details.

18.Construction phasing details.

19.Construction method statement.

20.Waste material disposing details.

21.Security hoarding details and installation.

22.Construction routing agreement.

23.Travel plans.

24.Re-provision of nursery.

25.Fire hydrant details.

26.Bollard details and installation at intersection with Station Road.

27.Contact details for site manager for members of the public during construction.

28.That notwithstanding drawing numbers 8150895/6112, 8150895/6110, 8150895/6111, 8150895/6113 no surface level parking is permitted in relation to this development in front of the train station (the area currently used as a bus interchange).

 

Informatives

1.    Noise and Vibration - BS 5228-1: 2009 + A1: 2014.

2.    Section 219 – 225 of the Highways Act / Private Road Agreement.

3.    Works on public highway - Section 184 of Highways Act 1980.