Link road and employment development at Signia Park Land at former Didcot A Power Station Purchas Road Didcot

The site and surroundings

The 22.04-hectare cross-boundary site lies between Milton Park and Didcot, with the power station to the north and roads, railway and development to the south.

“Site Description, surroundings and designations. The proposal is a major cross boundary application where the site is located within both Vale of White Horse and South Oxfordshire Districts (SODC application ref. P25/S2937/O). Comprising approximately 22.04 hectares in area, it lies between Milton Park and the western edge of Didcot. Most of the site lies within Vale of White Horse with a small part within South Oxfordshire.”

“Most of the Site lies within Flood Zone 1 (Land at lowest risk of flooding), except for two small sections of the Moor Ditch, along the northern boundary, which are shown to be within Flood Zone 2 (Land at medium risk of flooding) and 3 (Land at highest risk of flooding), as identified by the Environment Agency Flood Map.”

Officer report

Earlier permissions

Earlier permissions included a 2019 mixed-use redevelopment with homes, employment, retail, a hotel, a pub or restaurant, link roads and Science Bridge land.

“P20/V1444/DIS / P20/S2246/DIS - Approved (27/08/2020) Discharge of conditions 10 - Phasing Plan, 11 - Arboricultural Method Statement for all phases, 16 - Land Contamination, 21 - Impact Study on Existing Water Supply and 30 - Community Employment Plan on application ref. P19/V1472/FUL.”

“P15/V1304/O / P15/S1880/O - Approved (21/02/2019) Mixed use redevelopment comprising up to 400 dwellings (C3), 110,000ms of Class B2/B8 units, 25,000m2 of Class B1 units, 13,000m2 Class A1 units (includes 1,500m2 convenience food store), 150 bed Class C1 hotel and 500m2 of Class A3/A4 pub/restaurant, including link road, related open space, landscaping and drainage infrastructure, together with reservation of land for link road and Science Bridge.”

Officer report

Why officers recommended approval

Officers found the principle acceptable, with economic benefits, acceptable traffic impacts, biodiversity gain, controlled drainage and no unreasonable residential amenity effects.

“- Submission of Reserved Matters 2 - Date for Submission of Reserved Matters 3 - Commencement - Outline Planning Permission 4 - Commencement Full Planning Permission 5 - Approved plans 6 - Phasing of Development 7 - Surface water drainage works (details required) locating major development such as this in Didcot. The principle of development is therefore acceptable.”

“The proposal would deliver a biodiversity net gain through habitat improvements and new habitats created and some moderate weight is also given to the ecological enhancements proposed. There is no unreasonable impact for residents in terms of their amenity, and on site contamination remediation work will enable the safe reuse of the site. Satisfactory drainage can be secured through planning conditions.”

Officer report

Residents’ views

One resident objected to the change from the previous mixed-use vision, warehouse design, car dependence, limited community benefits and consultation, while a nearby occupier supported maintaining access.

“- Conflict with Policy CP16 (Didcot A Power Station) represents a significant departure from the previously approved vision for redevelopment of the site with no indication of a mixed use scheme. - Conflict with Policy CP16b (Didcot Garden Town), contrary to Garden Town principles - Proposed warehouses are not of a design that adds value to Didcot, and do not represent pioneering architecture or buildings or careful urban design of the spaces between.”

“Support - 0 Comments – 1 An occupier of a nearby commercial building comments: - Purchase Road is part of the road network covered by this application. We rely on that road as the only means of access to our site and would like to ensure that access is maintained throughout the construction process. We’d appreciate it if this can be factored into…”

Officer report

Who spoke

A councillor spoke for the parish council, the agent supported the application, and ward member Councillor Peter Stevens spoke on the application.

What members discussed

Members discussed traffic management, detailed design, solar panels, height parameters and noise, and considered the proposed conditions provided sufficient control.

“Members debated the application with regard to the proposed traffic management arrangements. They noted that the applicant had taken the concerns raised by the Parish Council into account and that the traffic management condition would ensure that construction and site traffic used the main trunk roads, preventing vehicles from travelling through the village of Sutton Courtenay.”

“Members also considered matters relating to the detailed design of the scheme and noted that issues such as the provision of solar panels and the final height parameters would be considered and determined at the reserved matters stage. In addition, Members discussed potential noise impacts and were satisfied that the proposed noise mitigation measures…”

Minutes

The vote

A motion to approve the application was proposed, seconded and carried.

“A motion, proposed by Councillor Scott Houghton and seconded by Councillor Robert Maddison, to approve the application was carried on being put to the vote.”

Minutes

The decision

Planning application P25/V1947/O was approved subject to the conditions set out in the report.

“RESOLVED: to approve planning application P25/V1947/O subject to the conditions set out in the report.”

Minutes