Rooftop office extension at Oxfam, 2700 John Smith Drive, Oxford

What was proposed

The application proposed a rooftop extension and plant area for research, development and office use, with entrance, external works, landscaping, storage and access changes.

“Proposal Erection of a rooftop extension to create an additional floor and roof plant area with balcony, to enable research and development and office use with ancillary facilities (Use class E). Relocation of building entrance to the southern elevation and insertion of a colonnade. Alterations to fenestration, insertion of louvres and cladding. Installation of a goods lift to the northern elevation. Provision of external plant compounds and enclosures.”

Officer report

The site and surroundings

The site is a three-storey office building with parking on Oxford Business Park, accessed from John Smith Drive and near the Eastern By-Pass.

“EXECUTIVE SUMMARY 2.1. This report considers the proposed erection of a rooftop extension to create an additional floor and roof plant area with balcony, to enable research and development and office use with ancillary facilities (Use Class E) at 2700 John Smith Drive.”

“COMMUNITY INFRASTRUCTURE LEVY (CIL) 4.1. The proposal is liable for CIL; an amount of £89,886.94. 5. SITE AND SURROUNDINGS 5.1. The application site comprises of a three-storey building with associated car parking on the Oxford Business Park. The site is located on the western side of John Smith Drive with Plot 5000 to the north, Plot 2600 to the south, and Plot 5700 (Spires House) and Plot 5520 to the west.”

Officer report

Planning history

Earlier permissions covered the business park, the existing three-storey office building, signs and an extension to the outline permission.

“03/01620/RES - Three storey office building (9,293 sq m) plus plant room on roof (Class B1 Business Use) including 306 car parking spaces, parking for 135 bicycles, bin store, substation. Extension to business park estate access road and footpath/cycle path links to Garsington Road (Details of siting, design, access, external appearance and landscaping reserved as part of outline permission NO/01303/91.). Approved 6th November 2003.”

“12/01424/EXT - Extension to the outline planning permission 91/01303/NO for Class B1 business use, hotel, associated roads, car parking, infrastructure and landscaping. Approved 13th December 2012.”

Officer report

What officers recommended

Officers recommended approval because the scheme reused the existing building, provided a high-quality design and improved walking, cycling, landscaping and parking arrangements.

“Officers consider that the proposed development would respond appropriately to the existing and emerging site context and would result in a high-quality scheme whilst reusing the existing building.”

Officer report

Design and heritage

Officers considered the extension well designed, with a very low level of less than substantial harm to the Central Conservation Area outweighed by public benefits.

“Whilst the proposed extension would result in the eastern end of the building being greater in scale and the height of the building would be taller and more noticeable, overall the flat and rectangular roofscape of the existing building would still prevail.”

“In relation to the public benefits of the scheme, Officers consider these to be those listed below and have attributed weight to each: • The proposals would increase the provision of research and development and life science/office facilities within the city which sits in the Golden Triangle; known for being a research and development cluster. - Officers give moderate weight to this.”

Officer report

Consultation responses

Highways, drainage, water and environmental consultees raised no objection subject to conditions or obligations, while the crime officer sought further security details.

“CONSULTATION RESPONSES 9.1. Site notices were displayed around the application site on 3rd June 2025 and an advertisement was published in The Oxford Times newspaper on 5th June 2025. Statutory and non-statutory consultees 9.2. Consultee comments are summarised as follows: Oxfordshire County Council (Highways) 9.3.”

“Historic England 9.7. Do not wish to offer comments. Designing Out Crime Officer 9.8. Objection; requested further information relating to floor plans, building security, parking, bin and cycle stores, vehicle mitigation, postal deliveries and lighting. Public representations 9.9. No representations were received. Officer response 9.10.”

Officer report

Who spoke

The planning officer gave a presentation covering the proposal, its location, photographs, elevations and plans.

Committee discussion

Members asked questions about the application, and officers responded to them.

“The Committee asked questions about the details of the application which were responded to by the officers.”

Minutes

The vote

The committee proposed, seconded and voted to agree with the officer recommendation to approve the application.

“On being proposed, seconded, and put to the vote, the Committee agreed with the officer’s recommendation to approve the application for the reasons listed on the report.”

Minutes

The decision

The committee approved planning permission subject to conditions, a satisfactory legal agreement and delegated authority to finalise them and issue permission.

“The Oxford City Planning Committee resolved to: 1. Approve the application for the reasons given in the report and subject to the required planning conditions set out in section 12 of this report and grant planning permission; and subject to:”

“Agree to delegate authority to the Director of Planning and Regulation to: • finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Director of Planning and Regulation considers reasonably necessary; and • finalise the recommended legal agreement under section 106 of the Town and Country Planning Act 1990 and other enabling powers as set out in this report, including refining, adding to,…”

Minutes