Life science redevelopment at Ozone Leisure Park, Grenoble Road, Oxford

What was proposed

The application proposed demolishing most existing buildings and creating phased laboratories, active ground-floor uses, leisure facilities, a mobility hub and supporting infrastructure.

“Proposal Demolition of existing commercial and leisure buildings (Class E/Sui Generis) and erection of a phased redevelopment of the site comprising of mixed use R&D laboratories (Class E(g)) with active ground floor uses (Class E), restoration of Grade II* Listed Minchery Priory public house (sui generis), construction of community leisure building (sui generis), construction of Cowley Branch Line mobility hub, construction of electrical substation, hard and soft amenity…”

Officer report

The site and surroundings

The site includes the leisure centre, car park, listed Minchery Farmhouse and hotel, beside brooks, Grenoble Road, a footpath and the Science Park.

“A requirement that tenancy agreements shall include the loss of parking spaces and that tenants shall be sufficiently notified as well as the need to vacate parking spaces at a set time ahead of football kick-off. 4. COMMUNITY INFRASTRUCTURE LEVY (CIL) 4.1. The scheme is liable to pay £8,082,850.30 in CIL. 5. SITE AND SURROUNDINGS 5.1. The site comprises the Ozone Leisure Centre and a portion of the Kassam Stadium car park, extending to approximately 3.6ha.”

Officer report

Earlier applications

Earlier permissions covered the stadium, leisure facilities, hotel, parking and changes to the bingo hall, while a later laboratory scheme awaited a legal agreement.

“95/00832/NFY - Erection of 15,000 seater stadium and ancillary facilities including supporters club, health and fitness centre and restaurant. Provision of 895 car parking spaces around stadium, 525 remote parking spaces (north of Brook) & 530 car parking spaces on land designated for leisure and employment use, access from Grenoble Road roundabout, site roads, bus lay-bys, foot & cycle ways, cycle parking and landscaping. Approved 9th August 1996.”

“00/01473/NR - Erection of buildings to provide mixed use leisure centre (total floor space 17.817 sq m), comprising 9 screen cinema, 26 lane bowling alley, night club, bingo hall, health & fitness centre, aerobic and dance studio, and ancillary facilities. Main access off Grenoble Rd via new rd off roundabout. 9 parking spaces for people with disabilities (Details of siting, design, external appearance, means of access, reserved under applications 94/1754/NOY and 99/834/VF).”

Officer report

What residents raised

Two local residents objected over scale, character, need, visual effects, daylight, pollution, drainage and loss of leisure facilities.

“Public representations 9.23. Two local residents from Minchery Farm Cottages and Kiln Close objected to the original 2025 proposal for the following reasons: • The proportions and size of the buildings in relation to other buildings • The nature of development being out of character • Lack of need for additional R&D within Oxford • Visual impact • Daylight/ sunlight impact • Light and noise pollution • Foul water / surface water drainage provision • Loss of leisure…”

“These matters are addressed in detail in section 10 of the report below. 10. PLANNING MATERIAL CONSIDERATIONS 10.1. Officers consider the determining issues to be: a. Principle of development b. Impact on listed building and views c. Archaeology d. Impact on neighbouring amenity e. Health and wellbeing f. Highways and parking g. Trees and landscaping h. Air Quality i. Sustainable design and construction j. Noise k. Land quality l. Flood Risk and Drainage m. Ecology n.”

Officer report

Who spoke

One speaker spoke against the application, while two speakers spoke in favour.

What members discussed

Members discussed ecology, bowling, cycling surfaces, parking, solar panels, neighbouring amenity and how future community floorspace would be managed.

“The Highway Authority were satisfied with the revised proposal. • Questions were asked around the loss of car parking spaces due to the substation. The Planning Officer confirmed that the existing main car park lay outside the red line boundary, hotel parking would be retained and access would continue to be managed through an automatic number plate recognition. • Questions were raised regarding the impact of the development on neighbouring solar panels.”

“Questions were raised around whether future changes to the community floorspace secured by the S106 agreement would return to Planning Committee. The Development Management Service Manager confirmed that it would depend on the Council’s constitution but an informative could be added that any applications for significant alterations to the S106 agreement be notified to the Chair of Planning Committee.”

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 set out in the report and subject to conditions and a legal agreement.”

Minutes

The decision

Planning permission was approved subject to conditions and a legal agreement, with authority delegated to finalise matters and resolve the Environment Agency objection.

“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: • the satisfactory completion of a legal agreement under section.106 of the Town and Country Planning Act 1990 and other enabling powers to secure the planning obligations set out in the recommended heads of terms which are set out in…”

“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 • resolve the outstanding objection made by the Environment Agency in relation to the 10m ecological buffer zone from the Littlemore Brook; and • finalise the recommended legal agreement under section…”

Minutes