Livestock market and units at Land North of Rycote Lane, Thame

What was proposed

Relocating Thame Livestock Market and building three commercial units extending the neighbouring Christmas Hill Business Park.

“Mixed-use development incorporating the relocation of Thame Livestock Market and comprising a building accommodating agricultural sales, administrative offices, welfare facilities and associated uses together with a commercial development comprising 11,981sqm (GEA) of B2/B8 with ancillary E(g)(i) and E(g)(iii), all with access, parking, highway works, landscaping, drainage and ancillary operation (as amended by information received on 17 December 2024 and as amplified by…”

“This was a full planning application for the relocation of the Thame Livestock Market together with three commercial units which would act as an extension to the existing Christmas Hill Business Park.”

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The site's planning history

Permission for a livestock market alone was granted in 2020, but rising construction costs left a funding gap the commercial units were meant to close.

“The current site of the livestock market in North Street had been occupied since the 1950’s however the site is outdated and constrained, with insufficient space for parking and manoeuvring.”

“Planning permission was granted in 2020 for the proposed site, with that application having the entire site be used as a livestock market. Due to rising construction costs there was a significant funding gap to be filled to enable the proposed relocation. The current proposal sought to address that funding gap. The livestock market building would occupy the front of the site and would be accessed from Rycote Lane.”

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Policy conflict and viability

The livestock market complied with policy, but the commercial units did not directly follow the spatial strategy and were justified by a viability report.

“The principle of a livestock market on the proposed site had been established through the previous permission and complied with policy EMP10 of the South Oxfordshire Local Plan. However, this policy would not support ad hoc commercial development within the countryside and as such the commercial units were not directly in accordance with the spatial strategy for South Oxfordshire.”

“A report was prepared by the applicant’s consultants and was independently verified by the council’s own viability consultants, to show that the commercial units were necessary to bridge the funding gap and that without them the livestock market element would not be financially viable.”

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Who spoke

A town council representative, two supporters and the ward member spoke on the application.

What members debated

Members asked about the market's height, great crested newts, demand for commercial units, and whether the units could stand alone.

“Members asked whether any assessment had been carried out as to the demand for additional commercial units. The committee were informed that this had been considered by the council’s Economic Development team who had noted the quick uptake of units on the adjacent Christmas Hill Business Park, and had raised no issues relating to demand.”

“A member requested clarification as to whether the commercial units on their own would have received planning permission and was advised that they would not have and directed members to condition 22 which directly tied the development of the commercial units to that of the livestock market. Committee were further advised that the council’s independent consultants had verified that without the commercial units, the livestock market on it’s own was not financially viable.”

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What was decided

The committee approved the application with revised drainage conditions and additional conditions to protect great crested newts.

“Additional condition 25: No development hereby permitted shall take place except in accordance with the terms and conditions of the Council’s Organisational Licence (WML-OR150, or a ‘Further Licence’) and with the proposals detailed on plan "Land North of Rycote Lane: Impact plan for great crested newt District Licensing (Version 1)" dated 28th April 2025.”

“RESOLVED: to approve planning application P24/S2886/FUL subject to the following conditions: Commencement 3 years – Full Planning Permission 2. Approved plans * 3. Construction Environment Management Plan 4. Construction Traffic Management Plan 5. Drainage Works 6. Tree protection (implementation as approved) 7. Trees – buildings and services 8. Landscaping (including hard surfacing and boundary treatment) 9. Landscape Management Plan 10. Schedule of Materials 11.”

Minutes