Planning in Oxford

Allotments and community food growing

Planning permission will not be granted for development that results in the loss of protected allotment sites or plots. Protected allotment sites are shown on the Policies Map. On new residential developments of 50 or more dwellings, the provision of new community food growing space may form part of the open space provision required under Policy G9.

Existing open space, indoor and outdoor sports and recreation facilities

The City Council will seek to protect existing open space, sports and recreational buildings and land. Existing open space, indoor and outdoor sports and recreational facilities should not be lost unless: a) an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or b) the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or c) the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use. Outdoor sports facilities: Consideration will be given to the need for different types of sports pitches as identified in the Playing Pitch Study. Any replacement provision should be provided in a suitable location equally or more accessible by walking, cycling and public transport, and accessible to local users of the existing site where relevant. Outdoor Sports facilities are shown on the Policies Map. The City Council will, where the opportunity to do so arises, seek public access to private and institutional facilities through sharing schemes and joint user agreements.

Manzil Way Resource Centre

Planning permission will be granted for improved health-care facilities, associated administration and/or residential development, including employer-linked affordable housing, at the Manzil Way Resource Centre site. Other complementary uses will be considered on their merits.

Health, wellbeing, and Health Impact Assessments

Oxford City Council will seek to promote strong, vibrant and healthy communities and reduce health inequalities. Proposals will be supported which help to deliver these aims through the development of environments which encourage healthier day-to-day behaviours and are supported by local services and community networks to sustain health, social and cultural wellbeing. Measures that will help contribute to healthier communities and reduce health inequalities must be incorporated in a development. For major development proposals, the Council will require a Health Impact Assessment to be submitted, which should include details of implementation and monitoring. This must provide the information outlined in the template provided at Appendix 4.

Manor Place

Improved health care facilities; Associated administration

Cultural and social activities

Planning permission will be granted for proposals which add to the cultural and social scene of the city within the city and district centres provided the use is appropriate to the scale and function of the centre. Proposals for cultural, entertainment, leisure and tourism (not accommodation) uses will only be permitted where the following criteria are met: a) they are realistically and easily accessible by walking, cycling or public transport for the majority of people expected to travel to and from the site; and b) they will not cause unacceptable environmental or traffic harm or adversely affect residential amenity; and c) there is no negative cumulative impact resulting from the proposed use in relation to the number, capacity and location of other similar uses (existing or committed) in the area; and d) policies V1 and V2 are complied with. Planning applications for the change of use of a public house must be accompanied by evidence to demonstrate that the continuation of the use of the premises as a public house is not viable. It must be demonstrated that: e) all reasonable efforts have been made to market the premises for its existing use (refer to Appendix 8.1); and f) all reasonable efforts have been made to support and improve the operation and management of the business; and g) it is demonstrated that suitable alternative public houses exist to meet the needs of the local community. Where a building is to be demolished or substantially re-developed; the impact on character, design and heritage and to the wider streetscape must be demonstrated to be insignificant

Marston Road

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • Maintain the heritage significance of the setting of Headington Hill Hall • Maintain the frontage of St Clements Church and ensure the setting is not compromised • Maintain the rural character of Cuckoo Lane whilst taking opportunities to enhance its function as a walking and cycling route • Retain the spacious rural feel • Develop the inactive frontages along the Marston Road • Improved connectivity between different parts of the area • Ensure protection of the New Marston SSSI

High quality design and placemaking

Planning permission will only be granted for development of high quality design that creates or enhances local distinctiveness All developments other than changes of use without external alterations and householder applications will be expected to be supported by a constraints and opportunities plan and supporting text and/or visuals to explain their design rationale in a design statement proportionate to the proposal (which could be part of a Design and Access Statement or a Planning Statement), which should cover the relevant checklist points set out in Appendix 6.1 Planning permission will only be granted where proposals are designed to meet the key design objectives and principles for delivering high quality development as set out in Appendix 6.1

Views and building heights

The City Council will seek to retain significant views both within Oxford and from outside, in particular to and from the historic skyline Planning permission will not be granted for any building or structure that would harm the special significance of Oxford's historic skyline Planning permission will be granted for developments of appropriate height or massing, as demonstrated by the following criteria, all of which should be met: a) design choices regarding height and massing have a clear design rationale and the impacts will be positive; and b) any design choice to design buildings to a height that would impact on character should be fully explained, and regard should be had to the guidance on design of higher buildings set out in the High Buildings Study TAN In particular, the impacts in terms of the four visual tests of obstruction, impact on the skyline, competition and change of character should be explained; and c) it should be demonstrated how proposals have been designed to have a positive impact through their massing, orientation, the relation of the building to the street, and the potential impact on important views including both in to the historic skyline and out towards Oxford's green setting The area within a 1,200 metre radius of Carfax tower (the Historic Core Area) contains all the buildings that comprise the historic skyline, so new developments that exceed 18.2 m (60 ft) in height or ordnance datum (height above sea level) 79.3 m (260 ft) (whichever is the lower) are likely to intrude into the skyline Development above this height should be limited in bulk and must be of the highest design quality Applications for proposed development that exceeds that height will be required to provide extensive information so that the full impacts of any proposals can be understood and assessed, including: i a Visual Impact Assessment, which includes the use of photos and verified views produced and used in a technically appropriate way, which are appropriate in size and resolution to match the perspective and detail as far as possible to that seen in the field, representing the landscape and proposed development as accurately as possible ii use of 3D modelling so that the impact of the development from different locations can be understood, including any view cone views that are affected; and iii an explanation of what the impacts will be in terms of the four visual tests of obstruction, impact on the skyline, competition and change of character; and iv reference to how the guidance in the High Buildings Study Technical Advice Note has been followed Any proposals within the Historic Core Area or View Cones that may impact on roofscape and the foreground part of views (including proposals where they are below the Carfax datum point, for example plant) should be designed carefully, and should meet all the following criteria: • they are based on a clear understanding of characteristic positive aspects of roofscape in the area; and • they contribute positively to the roofscape, to enhance any significant long views the development may be part of and also the experience at street level; Planning permission will not be granted for development proposed within a View Cone or the setting of a View Cone if it would harm the special significance of the view The View Cones and the Historic Core Area (1,200m radius of Carfax tower) are defined on the Policies Map

External servicing features and stores

Bike and bin stores and external servicing features should be considered from the start of the design process Planning permission will be granted where it can be demonstrated that: a) bin and bike storage is provided in a way that does not detract from the overall design of the scheme or the surrounding area, whilst meeting practical needs including the provision of electric charging points where appropriate; and b) external servicing features have been designed as an integrated part of the overall design, or are positioned to minimise their impact; and c) materials used for detailed elements such as for stores or rainwater goods are of high quality so they enhance the overall design and will not degrade in a way that detracts from the overall design

Residential garden land

Planning permission will be granted for new dwellings on residential garden land provided that: a) the proposal responds to the character and appearance of the area, taking into account the views from streets, footpaths and the wider residential and public environment; and b) the size of plot to be developed is of an appropriate size and shape to accommodate the proposal, taking into account the scale, layout and spacing of existing and surrounding buildings, and the minimum requirements for living conditions set out in Policies H15 and H16; and c) any loss of biodiversity value on the site will be fully mitigated, and where practicable measures to enhance biodiversity through habitat creation or improvement are incorporated.

Efficient use of land

Planning permission will only be granted where development proposals make efficient use of land. Development proposals must make best use of site capacity, in a manner compatible with the site itself, the surrounding area and broader considerations of the needs of Oxford, as well as addressing the following criteria: a) the density must be appropriate for the use proposed; b) the scale of development, including building heights and massing, should conform to other policies in the plan. It is expected that sites at transportation hubs and within the city and district centres in particular will be capable of accommodating development at an increased scale and density, although this will also be encouraged in all other appropriate locations where the impact of so doing is shown to be acceptable; c) opportunities for developing at the maximum appropriate density must be fully explored; and d) built form and site layout must be appropriate for the capacity of the site. High-density development (for residential development this will indicatively be taken as 100dph) is expected in the city centre and district centres.

Managing the impact of development

Planning permission will only be granted for development that: a) ensures that the amenity of communities, occupiers and neighbours is protected; and b) does not have unacceptable transport impacts affecting communities, occupiers, neighbours and the existing transport network; and c) provides mitigation measures where necessary The factors the City Council will consider in determining compliance with the above elements of this policy include: d) visual privacy, outlook; e) sunlight, daylight and overshadowing; f) artificial lighting levels; g) transport impacts; h) impacts of the construction phase, including the assessment of these impacts within the Construction Management Plans; i) odour fumes and dust; j) microclimate; k) contaminated land; and l) impact upon water and wastewater infrastructure.

Cowley Branch Line

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • To enhance existing tree cover and semi-rural landscape; • To retain wildlife corridor function of the brooks; • To safeguard land for proposed stations and access; • To make more efficient use of space through intensification of existing sites; and - rationalisation of parking and reduction in surface-level car parking; - Improved connectivity between different parts of the area

Employment sites

Intensification of uses: Planning permission will be granted for the intensification, modernisation and regeneration for employment purposes of any employment site if it can be demonstrated that the development makes the best and most efficient use of land and does not cause unacceptable environmental impacts and effects Employment categories: Category 1 and 2 employment sites are listed in Appendix 2.1 and 2.2, and Category 1 employment sites are shown on the Policies Map. All other employment sites are Category 3 employment sites Category 1 sites Planning permission will not be granted for development that results in any loss of employment floorspace on Category 1 sites. No other non-employment uses will be permitted on Category 1 sites except: a) residential development for staff linked to the employer (where this is permitted under Policy H3); or b) other complementary uses that support the successful economic function of the site c) Start-up or incubator businesses will also be supported, if it can be demonstrated that they will not cause any negative impact on the main economic function of the site Category 2 sites Planning permission will not be granted for development that results in the loss of employment floorspace on Category 2 sites, except where: d) the redevelopment creates new housing or community use; and e) the number of employees in B class uses on the site when the site was at full capacity is retained; and f) more efficient use of land can be demonstrated Category 3 sites Proposals for residential development on Category 3 employment sites will be assessed by a balanced judgement which will take into account the following objectives: g) the desirability of meeting as much housing need as possible in sustainable locations within the city; h) the need to avoid loss of or significant harm to the continued operation or integrity of successful, and/or locally-useful, or high-employment businesses and employment sites, and to avoid impairing business operations through the juxtaposition of incompatible residential uses; i) the essential importance of creating satisfactory residential living conditions and a pleasant residential environment with a sense of place, connected by safe walking routes to shops, schools, open space, community facilities and public transport; and j) the desirability of achieving environmental improvements such as remediation, planting, biodiversity gains, sustainable development forms, improvements in highway conditions and the improvement of living conditions for existing residents Approach to B8 uses and car showrooms in Oxford Planning permission will only be granted for new or expanded B8 uses (on any category site), where it can be shown that the B8 use is essential to support the operational requirements of a Category 1 employment site but not otherwise. Planning permission will also be granted for the loss of B8 space (on any category site) where it is not essential to support a Category 1 employment site. Planning permission will be granted for redevelopment of an existing car showroom for housing where the site is considered suitable for such an alternative use. In all cases the suitability of the proposed use will be assessed against the site specific circumstances

Teaching and research

Planning permission will be granted to support the growth of the hospitals, through the redevelopment and intensification of their sites in Headington as set out in the site allocations, including to increase their teaching and research function. Applications for all new education, teaching and academic institutional proposals (other than the expansion of schools providing statutory education) should clearly demonstrate how they support the objectives of and accord with the wider policies of this development plan. Planning permission will only be granted for new or additional academic or administrative floorspace for educational institutions if it can be demonstrated that Policy H9 is met or, where this policy does not apply, that a suitable form of student accommodation for all students will be provided, with controls in place to ensure that the provision of accommodation is in step with the expansion of student places. In particular, planning permission will be granted to support the growth of the University of Oxford through the redevelopment and intensification of academic and administrative floorspace on existing University of Oxford and college sites. Planning permission will be granted to support the growth of Oxford Brookes University through the redevelopment and intensification of academic and administrative floorspace on their existing sites at Headington Hill and Gipsy Lane

Oxford Business Park

Planning permission will be granted for B1 and B2 employment uses at Oxford Business Park Other complementary uses will be considered on their merits Opportunities should be sought to enhance and promote more sustainable travel modes to the business park A biodiversity survey will be expected to assess the biodiversity value of the undeveloped plots on the site and it should be demonstrated how harm will be avoided, mitigated or compensated

Old Road Campus

Planning permission will be granted for additional medical teaching and research at Old Road Campus. Other complementary uses will be considered on their merits. The development will be expected to minimise car parking spaces on site, and there should be no increase. Applicants will be expected to demonstrate how the development mitigates traffic impacts and maximises access by alternative means of transport. Pedestrian and cycle access should be created across the whole site. Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the Lye Valley SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water. Development proposals must incorporate sustainable drainage with an acceptable management plan.

John Radcliffe Hospital Site

Planning permission will be granted for: i further hospital related uses, including the redevelopment of existing buildings to provide improved facilities on the John Radcliffe Hospital Site ii Other suitable uses which must have an operational link to the hospital and are: • employment B1(b), B1(c) and B2; • patient hotel; • extra care accommodation, including elderly persons accommodation; • primary health care; • education; • academic institutional iii Complementary acceptable uses: • residential development; • employer-linked affordable housing; • student accommodation; • small scale retail units provided that they are ancillary to the hospital Other complementary uses will be considered on their merits Development proposals must not prejudice bus access through the site Improvements to public transport, and walking and cycling access will be required and where required by Policy M2 this should be set out within a transport assessment or travel plan and reflected in the agreed masterplan A drainage strategy will need to be produced by the developer in liaison with the City Council, Thames Water and the Environment Agency, to establish the appropriate drainage mitigation measures for any development Planning permission will only be granted if sufficient drainage mitigation measures are incorporated into the design of proposals

Littlemore Park

Planning permission will be granted for employment (B1) and complementary appropriate uses at Littlemore Park. Residential development is a suitable alternative use but to ensure that there is no loss of employment sites within Oxford, planning permission will only be granted for residential development on Littlemore Park provided that an equivalent amount of new B1 employment (employees) is created elsewhere within Oxford. The minimum number of homes to be delivered is 270. Other complementary uses will be considered on their merits. The playing field must be retained unless its loss can be otherwise compensated for in line with the requirements of Policy G5. If an alternative site is found the City Council must be satisfied that it will be delivered. Pedestrian and cycle links should be enhanced through and to the site, including to Oxford Science Park. A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated. A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures. Development should not have an adverse impact upon the Oxford City Wildlife Site.

Unipart

Planning permission will be granted for B1, B2 and B8 employment uses at Unipart Other complementary uses will be considered on their merits Opportunities should be sought to enhance and promote more sustainable travel modes to the Unipart site

MINI Plant Oxford

Planning permission will be granted for B1, B2 uses B8 uses will be permitted where they directly support the employment uses at the site Other complementary uses will be considered on their merits Notwithstanding the requirement in Policy E1 for no loss of employment floorspace, increase in employment floorspace and jobs per hectare, planning permission will be granted for development on this site that results in a loss of employment floorspace or jobs per hectare where the land is retained for B1, B2 and B8 uses associated with operations at MINI Plant Oxford Opportunities should be sought to enhance and promote more sustainable travel modes to the MINI Plant Oxford

The Oxford Science Park (Littlemore & Minchery Farm)

Planning permission will be granted for B1 employment uses that directly relate to Oxford's key sectors of research led employment at The Oxford Science Park Other complementary uses will be considered on their merits Development should be designed to enhance the external appearance of the science park and to optimise opportunities to enhance the landscape and provide attractive public open space for the occupants The re-opening of the Cowley Branchline will provide a realistic alternative to the private car for gaining access to the science park Opportunities should be sought to enhance and promote more sustainable travel to and from the park A buffer should be retained along the railway corridor to allow for the movement of the protected species Development should not have an adverse impact upon the wildlife corridor or any archaeological remains

Churchill Hospital Site

Further hospital uses, and other uses with operational link to hospital or complementary acceptable uses, eg: Employment B1(b), B1(c), B2; Patient hotel; Primary health care; Employer-linked affordable housing; Education/academic institutional; Student accommodation; Small scale retail units if ancillary to hospital

Nuffield Orthopaedic Centre

Further healthcare facilities and medical research including staff and patient facilities; Employer-linked affordable housing

Old Road Campus

Additional medical teaching and research facilities; Healthcare, hospital and medical research facilities

Canalside Land, Jericho

Replacement operating boatyard and winding yard; New pedestrian and cyclist bridge over Oxford canal

Faculty of Music

Academic institutional uses; Student accommodation; Employer-linked affordable housing

John Radcliffe Hospital Site

Further hospital uses, and other uses with operational link to hospital or complementary acceptable uses, eg: Employment B1(b), B1(c), B2; Patient hotel; Primary health care; Employer-linked affordable housing; Education/academic institutional; Student accommodation; Small scale retail units if ancillary to hospital

Lincoln College Sports Ground

B1 employment uses and complementary appropriate uses; Residential development acceptable provided equivalent reprovision of employment area and no overall loss of employment site area city wide

Provision of electric charging points

Where additional parking is to be provided in accordance with Policy M3, planning permission will only be granted for new residential developments if: a) provision is made for electric charging points for each residential unit with an allocated parking space; and b) non-allocated spaces are provided with at least 25% (with a minimum of 2) having electric charging points installed Planning permission will only be granted for non-residential development that includes parking spaces if a minimum of 25% of the spaces are provided with electric charging points

Sustainable design and construction

Planning permission will only be granted where it can be demonstrated that the following sustainable design and construction principles have been incorporated, where relevant: a) Maximising energy efficiency and the use of low carbon energy; b) Conserving water and maximising water efficiency; c) Using recycled and recyclable materials and sourcing them responsibly; d) Minimising waste and maximising recycling during construction and operation; e) Minimising flood risk including flood resilient construction; f) Being flexible and adaptable to future occupier needs; and g) Incorporating measures to enhance biodiversity value Energy Statements An Energy Statement will be submitted to demonstrate compliance with this policy for new-build residential developments (other than householder applications) and new-build non-residential schemes over 1,000m2 The Energy Statement will include details as to how the policy will be complied with and monitored Carbon reduction in new-build residential developments (other than householder applications): Planning permission will only be granted for development proposals for new build residential dwellinghouses or 1,000m2 or more of C2 (including student accommodation), C4 HMO or Sui Generis HMO floorspace which achieve at least a 40% reduction in carbon emissions from a 2013 Building Regulations (or future equivalent legislation) compliant base case This reduction is to be secured through on-site renewable energy and other low carbon technologies (this would broadly be equivalent to 25% of all energy used) and/ or energy efficiency measures The requirement will increase from 31 March 2026 to at least a 50% reduction in carbon emissions After 31 March 2030 planning permission will only be granted for development proposals for new build residential dwelling houses or 1,000m2 or more of C2 (including student accommodation), C4 HMO or Sui Generis HMO floorspace that are Zero Carbon Carbon reduction in new-build non-residential developments of 1000m2 or more: Planning permission will only be granted for non-residential development proposals that meet BREEAM excellent standard (or recognised equivalent assessment methodology) in addition to the following reductions in carbon emissions which are also required Planning permission will only be granted for development proposals of 1,000m2 or more which achieve at least a 40% reduction in the carbon emissions compared with a 2013 Building Regulations (or future equivalent legislation) compliant base case This reduction is to be secured through on-site renewables and other low carbon technologies and/ or energy efficiency measures The requirement will increase from 31 March 2026 to at least a 50% reduction in carbon emissions Heat networks The City Council will encourage the development of city wide heat networks If a heat network exists in close proximity to a scheme it is expected to connect to it and this will count towards the development's carbon reduction requirements Evidence will be required to demonstrate why connection to the network is not possible Water efficiency – residential development: Proposals for new residential developments are to meet the higher water efficiency standards within the 2013 Building Regulations (or equivalent future legislation) Part G2 water consumption target of 110 litres per person per day Water efficiency – non-residential development: Proposals for non-residential development are to meet the minimum standard of four credits under the BREEAM assessment

Protection of Green and Blue Infrastructure Network

Green and open spaces and waterways of the Green and Blue Infrastructure Network are protected for their social, environmental and economic functions and are defined on the Policies Map Planning permission will not be granted for development that would result in harm to the Green and Blue Infrastructure network, except where it is in accordance with policies G2- G8 Any loss of water-based recreation facilities, support services for boat users or other facilities that enable the enjoyment of the blue infrastructure network, must be replaced by a facility in another equally accessible and suitable location

Protection of biodiversity and geo-diversity

Development that results in a net loss of sites and species of ecological value will not be permitted Sites and species important for biodiversity and geodiversity will be protected. Planning permission will not be granted for any development that would have an adverse impact on sites of national or international importance (the SAC and SSSIs), and development will not be permitted on these sites, save where related to and required for the maintenance or enhancement of the site's importance for biodiversity or geodiversity Development proposed on land immediately adjacent to the SSSIs should be designed with a buffer to avoid disturbance to the SSSIs during the construction period On sites of local importance for wildlife, including Local Wildlife Sites, Local Geological Sites and Oxford City Wildlife Sites, on sites that have a biodiversity network function, and where there are species and habitats of importance for biodiversity that do not meet criteria for individual protection, development will only be permitted in exceptional circumstances whereby: a) there is an exceptional need for the new development and the need cannot be met by development on an alternative site with less biodiversity interest; and b) adequate onsite mitigation measures to achieve a net gain of biodiversity are proposed; and c) where this is shown not to be feasible then compensation measures will be required, secured by a planning obligation Compensation and mitigation measures must offset the loss and achieve an overall net gain for biodiversity. For all major developments proposed on greenfield sites or brownfield sites that have become vegetated, this should be measured through use of a recognised biodiversity calculator. To demonstrate an overall net gain for biodiversity, the biodiversity calculator should demonstrate an improvement of 5% or more from the existing situation. Offsetting measures are likely to include identification of appropriate off-site locations/projects for improvement, which should be within the relevant Conservation Target Area if appropriate, or within the locality of the site. When assessing whether a site is suitable for compensation, consideration will be given to the access, enjoyment and connection to nature that the biodiversity site to be lost has brought to a locality. A management and monitoring plan might be required for larger sites. The calculation should be applied to the whole site

Green Belt

Proposals for development in the Green Belt will be determined in accordance with national policy. Planning permission will not be granted for inappropriate development within the Green Belt, in accordance with national policy. The Green Belt Boundary is defined on the Policies Map.

Protection of existing Green Infrastructure features

Planning permission will not be granted for development that results in the loss of green infrastructure features such as hedgerows, trees or woodland where this would have a significant adverse impact upon public amenity or ecological interest. It must be demonstrated that their retention is not feasible and that their loss will be mitigated. Planning permission will not be granted for development resulting in the loss or deterioration of ancient woodland or ancient or veteran trees except in wholly exceptional circumstances. Planning permission will not be granted for development resulting in the loss of other trees, except in the following circumstances: a) it can be demonstrated that retention of the trees is not feasible; and b) where tree retention is not feasible, any loss of tree canopy cover should be mitigated by the planting of new trees or introduction of additional tree cover (with consideration to the predicted future tree canopy on the site following development); and c) where loss of trees cannot be mitigated by tree planting onsite then it should be demonstrated that alternative proposals for new Green Infrastructure will mitigate the loss of trees, such as green roofs or walls.

New and enhanced Green and Blue Infrastructure Network Features

Development proposals affecting existing Green Infrastructure features should demonstrate how these have been incorporated within the design of the new development where appropriate. This applies to protected and unprotected Green Infrastructure features, such as hedgerows, trees and small public green spaces. All proposals requiring a Design and Access Statement should demonstrate how new or improved green or blue infrastructure features will be incorporated, which should contribute to the following, except where not relevant: i public access ii health and wellbeing, considering opportunities for food growing, recreation and play iii biodiversity iv creating linkages with the wider Green Infrastructure Network (and the countryside) v climate change (including flood risk and sustainable drainage) vi character/sense of place vii SuDS viii connectivity of walking and cycling routes Proposals for green or brown roofs and walls will be supported. All major developments that include flat or gently sloping roofs should incorporate green or brown roofs where feasible, which should be designed to be low maintenance, or if they are not a maintenance plan should be provided. For residential sites of 1.5 hectares and above, new public open space of 10% of the area covered by residential development is required. For mixed-use sites, the area of residential use should be used for that calculation, and 10% of that space used as public open space. Where appropriate, applicants will be expected to enter into a legal agreement to ensure that the new public space is properly maintained, by means of a financial contribution to the City Council. Planning permission will only be granted for developments that affect, or are likely to increase the use of Public Rights of Way if, by planning condition or planning obligation, they safeguard and improve or add to the Public Rights of Way network. Planning permission will be granted for new water-based recreation facilities or extensions to existing facilities except where they would create unacceptable adverse environmental impacts or effects, or have an adverse effect on the environmental quality of Oxford's waterways and their surroundings.

Flood risk management

Planning permission will not be granted for development in Flood zone 3b except where it is for water-compatible uses or essential infrastructure; or where it is on previously developed land and it will represent an improvement for the existing situation in terms of flood risk. All of the following criteria must be met: a) it will not lead to a net increase in the built footprint of the existing building and where possible lead to a decrease; and b) it will not lead to a reduction in flood storage (through the use of flood compensation measures) and where possible increase flood storage; and c) it will not lead to an increased risk of flooding elsewhere; and d) it will not put any future occupants of the development at risk. New development will be directed towards areas of low flood risk (Flood Zone 1). In considering proposals elsewhere, the sequential and exception tests will be applied. Planning applications for development within Flood Zone 2, 3, on sites larger than 1 ha in Flood Zone 1 and, in areas identified as Critical Drainage Areas, must be accompanied by a Site Specific Flood Risk Assessment (FRA) to align with National Policy. The FRA must be undertaken in accordance with up to date flood data, national and local guidance on flooding and consider flooding from all sources. The suitability of developments proposed will be assessed according to the sequential approach and exceptions test as set out in Planning Practice Guidance. Planning permission will only be granted where the FRA demonstrates that: e) the proposed development will not increase flood risk on site or off site; and f) safe access and egress in the event of a flood can be provided; and g) details of the necessary mitigation measures to be implemented have been provided. Minor householder extensions may be permitted in Flood Zone 3b, as they have a lower risk of increasing flooding. Proposals for this type of development will be assessed on a case by case basis, taking into account the effect on flood risk on and off site.

Sustainable and foul drainage, surface and groundwater flow

All development proposals will be required to manage surface water through Sustainable Drainage Systems (SuDS) or techniques to limit run-off and reduce the existing rate of run-off on previously developed sites. Surface water runoff should be managed as close to its source as possible, in line with the following drainage hierarchy: a) store rainwater for later use; then: b) discharge into the ground (infiltration); then: c) discharge to a surface water body; then: d) discharge to a surface water sewer, highway drain or other drainage system; and finally: e) discharge to a combined sewer. Details of the SuDS shall be submitted as part of a drainage strategy or FRA where required. Applicants must demonstrate that they have had regard to the SuDS Design and Evaluation Guide SPD/ TAN for minor development and Oxfordshire County Council guidance for major development. Surface and groundwater flow and groundwater recharge: Planning permission will not be granted or development that would have an adverse impact on groundwater flow. The City Council will, where necessary, require effective preventative measures to be taken to ensure that the flow of groundwater will not be obstructed.

Land quality

Planning applications where proposals would be affected by contamination or where contamination may present a risk to the surrounding environment, must be accompanied by a report which: a) details the investigations that have been carried out to assess the nature and extent of contamination and the possible impacts it may have on the development and its future users, biodiversity, the natural and built environment; and b) sets out detailed mitigation measures to allow the development to go ahead safely and without adverse effect, including, as appropriate: i removing the contamination; ii treating the contamination; iii protecting and/or separating the development from the effects of the contamination; iv validation of mitigation measures Where mitigation measures are needed, these will be required as a condition of any planning permission

Air quality

Planning permission will only be granted where the impact of new development on air quality is mitigated and where exposure to poor air quality is minimised or reduced. The exposure of both current and new occupants to air pollution during the development's operational and construction phases, and the overall negative impact that proposals may cause to the city's air quality, will be considered in determining planning applications. Where additional negative air quality impacts from a new development are identified, mitigation measures will be required to ameliorate these impacts. Sensitive uses including residential development, schools and nurseries should be located away from areas of poor air quality, with site layout designed to reduce impact and with any residual impact mitigated through air quality measures. Planning applications for major proposals (10 or more dwellings or 1000 square metres) which would carry a risk of exposing individuals to unacceptable levels of air pollution must be accompanied by an Air Quality Assessment (AQA). Where the Air Quality Assessment indicates that a development would cause harm to air quality, planning permission will not be granted unless specific measures are proposed and secured to mitigate those impacts. Planning applications for proposals that involve significant demolition, construction or earthworks will also be required to submit a dust assessment as part of the AQA, to assess the potential impacts and health risks of dust emissions from those activities. Any appropriate site-specific dust mitigation measures will be secured as part of the Construction Management Plan (CMP).

Noise and vibration

Planning permission will only be granted for development proposals which manage noise to safeguard or improve amenity, health, and quality of life. Planning permission will not be granted for development that will generate unacceptable noise and vibration impacts. Planning permission will not be granted for development sensitive to noise in locations which experience high levels of noise, unless it can be demonstrated, through a noise assessment, that appropriate attenuation measures will be provided to ensure an acceptable level of amenity for end users and to prevent harm to the continued operation of existing uses. Conditions will be used to secure such mitigation measures and operational commitments. Measures to mitigate the impacts of noise and vibration associated with demolition and construction will be secured by legal agreement through Construction Management Plans (Refer to Policy M2).

Designated heritage assets

Planning permission or listed building consent will be granted for development that respects and draws inspiration from Oxford's unique historic environment (above and below ground), responding positively to the significance character and distinctiveness of the heritage asset and locality For all planning decisions for planning permission or listed building consent affecting the significance of designated heritage assets, great weight will be given to the conservation of that asset and to the setting of the asset where it contributes to that significance or appreciation of that significance An application for planning permission for development which would or may affect the significance of any designated heritage asset, either directly or by being within its setting, should be accompanied by a heritage assessment that includes a description of the asset and its significance and an assessment of the impact of the development proposed on the asset's significance As part of this process full regard should be given to the detailed character assessments and other relevant information set out any relevant conservation area appraisal and management plan The submitted heritage assessment must include information sufficient to demonstrate: a) an understanding of the significance of the heritage asset, including recognition of its contribution to the quality of life of current and future generations and the wider social, cultural, economic and environmental benefits they may bring; and b) that the development of the proposal and its design process have been informed by an understanding of the significance of the heritage asset and that harm to its significance has been avoided or minimised; and c) that, in cases where development would result in harm to the significance of a heritage asset, including its setting, the extent of harm has been properly and accurately assessed and understood, that it is justified, and that measures are incorporated into the proposal, where appropriate, that mitigate, reduce or compensate for the harm Where the setting of an asset is affected by a proposed development, the heritage assessment should include a description of the extent to which the setting contributes to the significance of the asset, as well as an assessment of the impact of the proposed development on the setting and its contribution to significance Substantial harm to or loss of Grade II listed buildings, or Grade II registered parks or gardens, should be exceptional Substantial harm to or loss of assets of the highest significance, notably scheduled monuments, Grade I and II* listed buildings, Grade I and II* registered parks and gardens, should be wholly exceptional Where a proposed development will lead to substantial harm to or loss of the significance of a designated heritage asset, planning permission or listed building consent will only be granted if: i the harm is necessary to achieve substantial public benefits that outweigh the harm or loss; or all of the following apply: ii the nature of the asset prevents all reasonable uses of the sites; and iii no viable use of the asset itself can be found in the medium term (through appropriate marketing) that will enable its conservation; and iv conservation by grant funding or similar is not possible; and v the harm or loss is outweighed by the benefit of bringing the site back into use; vi a plan for recording and advancing understanding of the significance of any heritage assets to be lost, including making this evidence publicly available, is agreed with the City Council Where a development proposal will lead to less than substantial harm to a designated heritage asset, this harm must be weighed against the public benefits of the proposal Clear and extensive justification for this harm should be set out in full in the heritage assessment Conservation areas are listed in Appendix 6.2 and defined on the Policies Map

Archaeological remains

Within the City Centre Archaeological Area, on allocated sites where identified, or elsewhere where archaeological deposits and features are suspected to be present (including upstanding remains), applications should include sufficient information to define the character, significance and extent of such deposits so far as reasonably practical This information should include: a) a Heritage Assessment that includes a description of the impacted archaeological deposit or feature (including where relevant its setting), an assessment of its significance and the impact of the proposed development on its significance, in all cases using a proportionate level of detail that is sufficient to understand the potential impact of the proposal The Statement should reference appropriate records (including the information held on the Oxford Historic Environment Record); and b) if appropriate, a full archaeological desk-based assessment and the results of evaluation by fieldwork (produced by an appropriately qualified contractor Pre- application discussion is encouraged to establish requirements) In the City Centre Archaeological Area where significant archaeological asset types can be shown to be subject to cumulative impact from development, the desk-based assessment should contain appropriate contextual assessment of this impact Development proposals that affect archaeological features and deposits will be supported where they are designed to enhance or to better reveal the significance of the asset and will help secure a sustainable future for it Proposals which would or may affect archaeological remains or features which are designated as heritage assets will be considered against the policy approach as set out in Policy DH3 above Archaeological remains or features which are equivalent in terms of their significance to a scheduled monument are given the same policy protection as designated heritage assets Proposals which affect the significance of such assets will be considered against the policy test for designated heritage assets set out in Policy DH3 above Subject to the above, proposals that will lead to harm to the significance of non-designed archaeological remains or features will be resisted unless a clear and convincing justification through public benefit can be demonstrated to outweigh that harm, having regard to the significance of the remains or feature and the extent of harm Where harm to an archaeological asset has been convincingly justified and is unavoidable, mitigation should be agreed with Oxford City Council and should be proportionate to the significance of the asset and impact The aim of mitigation should be where possible to preserve archaeological remains in situ, to promote public enjoyment of heritage and to record and advance knowledge Appropriate provision should be made for investigation, recording, analysis, publication, archive deposition and community involvement

Local Heritage Assets

Planning permission will only be granted for development affecting a local heritage asset or its setting if it is demonstrated that due regard has been given to the impact on the asset's significance and its setting and that it is demonstrated that the significance of the asset and its conservation has informed the design of the proposed development In determining whether planning permission should be granted for a development proposal, which affects a local heritage asset, consideration will be given to the significance of the asset, the extent of impact on its significance, as well as the scale of any harm or loss to the asset as balanced against the public benefits that may result from the development proposals Publicly accessible recording should be made to advance understanding of the significance of any assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact

Shopfronts and signage

Planning permission will only be granted for new or changed shopfronts and advertisement consent will only be granted for signage and other forms of advertisement where the design, positioning, materials, colour, proportion and illumination are not detrimental to assets with heritage significance or visual or residential amenity, as demonstrated through the following criteria, all of which should be met: a) the design responds to and positively contributes to the character and design of existing buildings and surroundings; and b) public safety would not be prejudiced; and c) visual pollution and clutter are avoided; and d) historic shop fronts are retained

The scale of new housing provision

Provision will be made for at least 10,884 new homes to be built in Oxford over the plan period 2016-2036. To reflect anticipated delivery over the plan period the housing requirement per annum reflects a stepped trajectory, as follows: • 2016/17 to 2020/21: 475 dpa • 2021/22 to 2035/36: 567 dpa This will be achieved by: a) making site allocations in this Plan (see Chapter 9 site allocations); and b) promoting the efficient use and development of land/sites, including higher densities and building heights in appropriate locations (see Chapter 6 on Heritage and Design); and c) ensuring that all new housing developments contribute to the creation and/or maintenance of mixed and balanced communities

Accessible and adaptable homes

Proposals for residential development should ensure that all affordable dwellings and 15% of general market dwellings on sites of 10 or more dwellings are constructed to the Category 2 standard as set out in the Building Regulations Approved Document M. 5% of all dwellings for which the City Council is responsible for allocations or nominations on sites of more than 20 dwellings should be provided to Category 3 (wheelchair user) standards.

Older persons and specialist and supported living accommodation

Planning permission for elderly-persons and supported and specialist care accommodation will only be granted where it: a) is located with good access to local facilities and services including public transport, shops and healthcare facilities; and b) is located close to or as part of a mixed community and will contribute positively to the creation and maintenance of mixed and balanced communities; and c) is appropriate for its intended residents and the neighbourhood in terms of form, scale and design; and d) includes gardens and amenity space of appropriate size and quality; and e) meets the affordable housing requirements of Policy H2. Planning permission will not be granted for the loss of existing specialist care accommodation unless it can be demonstrated that provision is to be replaced or that there is a not a need for the facility. This may be secured by a legal agreement.

Homes for travelling communities

Planning permission will only be granted for residential pitches in Oxford for gypsy, traveller, and travelling showpeople if all of the following criteria are met: a) sites have adequate accessibility by walking, cycling and public transport to facilities and services including shops, healthcare, education and employment; and b) sites are acceptable in respect of vehicular access, parking and services and there is adequate access for emergency services; and c) there is adequate access to or provision of facilities and servicing, including water supply, electricity and disposal facilities for sewage and waste; and d) the development site is not a biodiversity site, scheduled monument, registered park and garden or public open space; and e) sites are not located in Flood Zones 3a or 3b; and f) sites are located, and can be managed, so as not to result in any significant conflict with existing land uses; and g) the proposed development will not cause any adverse visual impacts.

Homes for boat dwellers

Planning permission will only be granted for new residential moorings on Oxford's waterways where all of the following criteria are met: a) they do not have negative impacts on navigation and navigational safety or operational requirements of the waterway; and b) the biodiversity of the water, its margins and nearby nature conservation sites will be maintained or enhanced; and c) there is adequate access for emergency services to ensure safety; and d) sites have adequate accessibility by walking, cycling and public transport to facilities and services including shops, healthcare, education and employment; and e) there is adequate access to or provision of facilities and servicing, including water supply, electricity and disposal facilities for sewage and waste; and f) use of any adjacent paths will not be impeded; and g) the proposed development will not cause any adverse visual impacts or restrict the ambition for increased access to and opportunities to enjoy enhanced water related infrastructure facilities for all residents Planning permission will be granted for additional temporary visitor moorings only where residential moorings are not suitable and provided they: h) do not cause environmental damage or nuisance; and i) do not interfere with navigation; and j) make adequate provision for refuse and sewage disposal facilities Any new refuse and sewage disposal points should be sited so as not to detract from the canal or river scene

Privacy, daylight, and sunlight

Planning permission will only be granted for new development that provides reasonable privacy, daylight and sunlight for occupants of both existing and new homes Proposals should demonstrate consideration of all of the following criteria: a) whether the degree of overlooking to and from neighbouring properties or gardens resulting from a proposed development significantly compromises the privacy of either existing or new homes (or existing other uses where there might be a safeguarding concern, particularly schools); and b) the orientation of windows in both existing and new development in respect of access to daylight, sunlight and solar gain (i e natural heating from direct sunlight); and c) existing and proposed walls, hedges, trees and fences, in respect of protecting or creating privacy, and also in respect of their impact on overshadowing both existing and new development To assess access to privacy, sunlight and daylight, the 25° and 45° guidelines will be used, as illustrated in Appendix 3 6, alongside other material factors On constrained sites with proposals for specialist accommodation, developers may use other methods to demonstrate that dwellings will receive adequate daylight Planning permission will not be granted for any development that has an overbearing effect on existing homes

Internal space standards

Planning permission will only be granted for new dwellings that provide good quality living accommodation for the intended use All proposals for new build market and affordable homes (across all tenures) must comply with the MHCLG's Technical Housing Standards – Nationally Described Space Standard Level 1

Outdoor amenity space standards

Planning permission will only be granted for dwellings that have direct and convenient access to an area of private open space (in addition to bin or bike storage space), to meet the following specifications: a) 1 or 2 bedroom flats and maisonettes should provide either a private balcony or terrace of usable level space, or direct access to a private or shared garden; b) flats and maisonettes of 3 or more bedrooms must provide either a private balcony or terrace of useable level space with a minimum dimension of 1 5 metres depth by 3 metres length, or, in the case of ground floor flats, direct access to a private garden or shared garden with some private space These private outdoor areas should allow space for outside dining and/or clothes drying, with reasonable circulation, which will require a minimum dimension of 1 5 metres depth by 3 metres length; c) houses of 1 or more bedrooms should provide a private garden, of adequate size and proportions for the size of house proposed, which will be considered to be at least equivalent in size to the original building footprint Where a directly accessible private outside area is provided, the remaining requirement for outdoor amenity space could be met by provision of shared private amenity space The private outdoor areas should allow space for outside dining and/or clothes drying, with reasonable circulation, which will require a minimum dimension of 1 5 metres deep by 3 metres long; d) the following factors will be material in assessing whether adequate space has been provided: i the location and context of the development, in relation to the layout of existing residential plots, and proximity to public open space; and ii the orientation of the outdoor area in relation to the path of the sun; iii the degree to which enclosure and overlooking impact on the proposed new dwellings and any neighbouring dwellings; and iv the overall shape, access to and usability of the whole space to be provided; and v clear delineation between public and private space; and vi for communal spaces that there is a variety of space, including provision of space to sit and to play, and that space is adaptable to the changing needs of residents, being easy to maintain with resilient materials, but with opportunities for communal gardening or food growing

Delivering affordable homes

Planning permission will only be granted for residential development if affordable homes are provided in accordance with the following criteria: a) On self-contained residential developments (C2 and C3, including retirement homes, sheltered housing, but excluding student accommodation and employer-linked housing) where sites* have a capacity for 10 or more homes (gross) or exceed 0.5 ha, a minimum of 50% of units on a site should be provided as homes that are truly affordable in the context of the Oxford housing market (defined in the Glossary) At least 40% of the overall number of units on a site should be provided as on-site social rented dwellings The remaining element of the affordable housing may be provided as intermediate forms of housing provided that they are affordable in the Oxford market The affordable homes must be provided as part of the same development ("on-site") to ensure a balanced community Where affordable housing is provided onsite it should incorporate a mix of unit sizes (see Policy H4 on housing mix) * site area includes everything within the red line boundary of the planning application, which may include existing properties which are being materially altered b) For new student accommodation of 25 or more student units (or 10 or more self-contained student units), a financial contribution should be secured towards delivering affordable housing elsewhere in Oxford The contribution will be calculated using the formula in Appendix 3.2 The contribution will be required only from the number of units creating a net gain Alternatively, the affordable housing contribution can be provided on-site where both the City Council and the applicant agree that this provision is appropriate For mixed-use developments of student accommodation with general housing a pro-rata approach will be used to determine whether a contribution is required, and how much this should be Contributions towards affordable housing provision from new student accommodation will not be sought where: i) The proposal is within an existing or proposed student campus site, as defined in the glossary; or ii) The proposal is for redevelopment of an existing purpose-built student accommodation site which at the date of adoption of the Plan is owned by a university and which will continue to be owned by a university to meet the accommodation needs of its students If an applicant can demonstrate particular circumstances that justify the need for a viability assessment, and through an open book exercise demonstrate the affordable housing requirement to be unviable, a cascade approach should be worked through with the City Council until development is viable, as set out in Appendix 3.3 Across all types of development, where the number of dwellings proposed falls below the relevant thresholds set out above to require affordable housing, the Council will consider whether or not the site reasonably has capacity to provide the number of dwellings that would trigger a requirement to make a contribution towards affordable housing This is to ensure that developers may not circumvent the policy requirement by artificially subdividing sites or an inefficient use of land This policy will apply to all types of residential development including conversions and changes of use

Employer-linked affordable housing

Planning permission will be granted on specific sites (as listed in Appendix 3 4) for affordable housing for rent On these sites an affordable housing approach will need to be agreed with the Council setting out how the proposed affordable homes will be developed and managed by the employers (or their development partners on their behalf) to meet the housing needs of their employees Where this policy is applied the standard affordable housing requirements of Policy H2 will not apply, except to any market housing element on the site, or under those circumstances identified under criterion h) All the following criteria must be demonstrated as part of the planning application and will be secured through any relevant planning permission: a) the employer has an agreed affordable housing approach in place setting out access criteria and eligibility, rent policy and rent levels, approved by the City Council, with an appropriate review mechanism in place; and b) 100% of the housing should be available to be occupied by those employees who meet the requirements of the affordable housing approach agreed with the council and be available in perpetuity; and c) the occupation of such housing will be limited to households where at least one member works for the employer-linked to the site (for the duration of their employment) This also applies to social care workers who work for but are not employed directly by Oxfordshire County Council and to some NHS staff; and d) an occupancy register should be kept and made available for inspection by the City Council at any time; and e) planning applications must be accompanied by a detailed explanation and justification of the approach proposed and the mechanisms for securing the requirements of this policy A legal agreement will be required to secure the benefits of this policy In addition the legal agreement will be used to: f) agree the allocations policy; g) agree an appropriate re-letting of units in the property where there are vacant units for more than 6 months; h) agree that if the employer decides they no longer have a need for the housing, the affordable housing requirements detailed under Policy H2 will be applied

Mix of dwelling sizes

Planning permission will be granted for residential development that is demonstrated to deliver a balanced mix of dwelling sizes to meet a range housing needs and create mixed and balanced communities Proposals for 25 or more homes (gross) (C3 residential), or sites of 0 5 ha and greater, and which are outside of the city centre or district centres, will be expected to comply with the following mix of unit sizes for the affordable element, where it is feasible (this does not apply to employer-linked affordable housing): 1 bedroom homes 20-30% 2 bedroom homes 30-40% 3 bedroom homes 20-40% 4+ bedroom homes 8-15% Sites below the threshold or within the city centre or a district centre should demonstrate how the proposal has had regard to local housing demand, including for affordable housing demonstrated by the housing register

Development involving loss of dwellings

Planning permission will not be granted for any development that results in the net loss of one or more self-contained dwellings on a site, including family homes (loss of an HMO converted from a self-contained dwelling would be considered a loss of a self-contained dwelling), except in one of the following circumstances: a) where essential modernisation is proposed to make living accommodation acceptable and it can be shown that loss of a unit is essential for operational reasons or to secure space standards; or b) a change of use of a C3 dwelling or dwellings to a non-self-contained C2 extra care, specialist or supported housing, sheltered accommodation or care home is proposed; or c) a change of use of a dwelling to form a primary health care facility, children's nursery or community hub providing community benefits and for which the applicant can demonstrate a local need In such cases, the following criteria should all be satisfied: i it must be demonstrated that the unit retains capacity to be turned back into a residential unit in future; and ii the scale and nature of the proposed use is compatible with neighbouring uses and with the surrounding area, and is not likely to give rise to unacceptable impacts and effects from noise, nuisance, traffic, or on-street parking

Houses in Multiple Occupation (HMO)

Planning permission, where sought for the change of use of a dwelling in Use Class C3 to an HMO, will only be granted where: a) the proportion of buildings used in full or part as an HMO within 100 metres of street length either side of the application site does not exceed 20%; and b) the development complies with the space standards set out in Policy H15; and c) the development complies with the City Council's good practice guidance on HMO amenities and facilities, or any equivalent replacement document For the purposes of this policy, street length is defined as: • the frontage either side of the proposed development, including frontage that wraps around corners or that is broken by a road or footpath; and • the frontage either side of the point directly opposite the proposed development, including frontage that wraps around corners or that is broken by a road or footpath; and • all buildings opposite the frontages described above. Appendix 3 5 illustrates how this will be applied Applications for changes from C4 HMO to a Sui Generis HMO must be compliant with points b and c above Planning permission will be granted for new purpose-built Houses in Multiple Occupation, where they are in accordance with the above criteria

Community-led housing and self-build housing

Community-led housing Proposals for community-led housing will be supported because of the benefits they are expected to bring in terms of community cohesion, permanent affordability and sustainable development Self-build housing Proposals for self-build housing will be supported as a way of enabling people to meet their own housing needs, particularly community-led collective self-build On residential sites of 50 units or more, 5% of the site area developed for residential should be made available as self-build plots. Employer-linked affordable housing, student accommodation, C2 accommodation and residential development in conversions or on brownfield sites where only flatted development is provided are excluded from this requirement. Plots will be part of the 50% market housing element of the scheme, unless they are to be conditioned to be brought forward as housing that meets the affordable housing definition. Plots should have services (water, foul drainage and electricity supply) to the boundary and access to the public highway. Plots should also have surface water drainage, telecommunications services, and gas (or district heating) where available. A legal agreement will be used to ensure that if the self-build plots have not sold after 12 months of marketing, then dwellings should be built and brought forward in the normal way, in accordance with other policies including regarding affordable housing and housing mix.

Provision of new student accommodation

Planning permission will only be granted for student accommodation in the following locations: • on or adjacent to an existing* university or college campus or academic site, or hospital and research site, and only if the use during university terms or semesters is to accommodate students being taught or conducting research at that site; or • In the city centre or a district centre; or • On a site which is allocated in the development plan to potentially include student accommodation Planning permission will only be granted for student accommodation if: a) student accommodation will be restricted in occupation to full-time students enrolled in courses of one academic year or more, subject to the provisions of criterion e below; and b) for developments of 20 or more bedrooms, the design includes indoor communal amenity space for students to gather and socialise; and c) a management regime has been agreed with the City Council that will be implemented on first occupation of the development (to be secured by a planning obligation); and d) the development complies with parking standards that allow only operational and disabled parking, and the developer undertakes and provides a mechanism to prevent residents from parking their cars anywhere on the site, (unless a disabled vehicle is required), which the developer shall thereafter monitor and enforce; and e) a management strategy is agreed if it is intended there will be occupants other than students meeting the definition set in criterion a outside of term times Planning permission will not be granted for developments that would lead to the loss of student accommodation unless new student accommodation is available for occupancy, within a reasonable and acceptable timeframe, by students of the same university or institution. New accommodation should be equivalent in amount, mix and affordability to the rooms being lost *An existing university or college campus or academic site is one that exists at the time the Plan is adopted

Linking the delivery of new/redeveloped and refurbished university academic facilities to the delivery of university provided residential accommodation

Planning permission will only be granted for new/redeveloped or refurbished academic, research or administrative accommodation for the University of Oxford where it can be demonstrated that: a) the new accommodation would not generate or facilitate any increase in student numbers; or b) the number of their full-time taught course students living in Oxford in non-university-provided accommodation does not exceed 2,500 at the time of the application. This threshold will be reduced to 1,500 at 01 April 2022. Planning permission will only be granted for new/redeveloped or refurbished academic or administrative accommodation for Oxford Brookes University where it can be demonstrated that: c) The new accommodation would not generate or facilitate any increase in student numbers; or d) the number of their full-time taught course students living in Oxford in non-university-provided accommodation does not exceed 4,000 at the time of the application. This threshold will be increased to 4,500 if: i) on 01 April 2023 a scheme delivering a net increase of at least 500 student bedrooms has not been developed at Clive Booth Student Village (Site SP17); and/or Oxford Brookes is able to demonstrate that they are unable to secure additional nomination rights to meet the threshold. This threshold would return to 4,000 once the additional 500 student bedrooms are delivered and/or secured; ii) on 01 April 2030 Oxford Brookes is able to demonstrate that they are unable to meet the threshold because they are unable to secure new nomination rights to replace expiring nomination rights. The reference to students not living in accommodation provided by either University of Oxford or Oxford Brookes University excludes those students who were resident in Oxford before applying to study at the university and who continue to live at their pre-application home address while studying.

Sites in the West End

Planning permission will be granted for a number of mixed use developments across the West End Residential development and/or student accommodation across the West End should deliver a minimum of 734 homes on the following sites: Site Minimum number a Oxford Station and Becket Street Car Park 20 b Student Castle Osney Lane 206 c Worcester Street Carpark 18 d Island Site 40 e Oxpens 450 Planning permission will only be granted for new developments that have regard to the framework set out in the West End Design Code Planning permission will only be granted for redevelopment of the station and Becket Street Car Park if it improves the station for passengers and creates a strong sense of arrival to Oxford, and is in accordance with the Oxford Station SPD Planning permission will only be granted for development on Oxpens where it enhances Oxpens Field to create a high quality open space, includes new high quality and well-located public realm, creates an active frontage along Oxpens Road, enhances connectivity to Osney Mead including future proofing the proposals so they do not prevent the landing of a foot/cycle bridge across the Thames and has regard to the Oxpens SPD Planning applications for the Island Site and Oxpens site must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures

Sandy Lane Recreation Ground and Land to the Rear of the Retail Park

Planning permission will be granted for residential development at the Sandy Lane Recreation Ground and Land to the Rear of the Retail Park The minimum number of homes to be delivered is 120 Enhanced outdoor sport facilities should be provided, in line with the requirements of Policy G5, with pitches at least equivalent to 2 full-sized football pitches and one junior pitch provided Some appropriately sited land should be safeguarded to allow for future development of a passenger station for the Cowley Branchline Other complementary uses will be considered on their merits Residential development should be located on the western part of the site with access from Blackbird Leys Road

Northfield Hostel

Planning permission will be granted for residential dwellings providing a minimum of 30 homes at Northfield Hostel Planning permission for residential development will only be granted if Oxfordshire County Council demonstrate that the site is no longer needed for a school and hostel Planning permission will also be granted for education uses Other complementary uses will be considered on their merits

Edge of Playing Fields, Oxford Academy

Planning permission will be granted for residential development at Edge of Playing Fields, Oxford Academy. Residential dwellings could include employer-linked affordable housing in accordance with Policy H3. The minimum number of homes to be delivered is 20. Other complementary uses will be considered on their merits. The site to be developed is to be the playing field only and must not encroach upon the playing pitches. The loss of part of the playing field will require qualitative improvements to be undertaken to the City Council's satisfaction to the remaining playing field.

Kassam Stadium Sites

Planning permission will be granted for a residential-led development and public open space on the Kassam Stadium sites. The minimum number of homes to be delivered is 150. In addition, development could include commercial leisure, education and small-scale local shops ancillary to the stadium complex. Other complementary uses will be considered on their merits. The football stadium should remain (unless it has been replaced elsewhere in Oxford or in proximity to Oxford) although there may be opportunity to develop new residential development within the corners of the stadium. Development should not prejudice the development of the west stand. A minimum of 10% of the area developed for residential should be for public open space which should be accessible for existing residents of Blackbird Leys. The development should be designed to ensure active frontages face onto the open space. Access to the site by public transport and other sustainable modes of transport should be improved. There should be no increase in parking. The public rights of way should either be retained and enhanced, or provision made for them to be diverted. Development should not have an adverse impact upon the Oxford City Wildlife Site and a buffer should be retained along the railway corridor to allow for the movement of protected species.

Knights Road

Planning permission will be granted for residential-led development and public open space on the Knights Road site. The minimum number of homes to be delivered is 80. Other complementary uses will be considered on their merits. A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated.

Government Buildings and Harcourt House

Planning permission will be granted for residential development, student accommodation and academic institutional uses at the Government Buildings and Harcourt House site. The minimum number of homes to be delivered is 70. Other complementary uses will be considered on their merits. The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met. Development should include a footway along the site frontage and a pedestrian crossing to connect with the existing footway network on the western side of Marston Road. Cuckoo Lane should be enhanced as a pedestrian and cycle route whilst retaining its green character. Green features and landscaping should be designed with consideration of how to link to Headington Hill Park. Planning permission will only be granted if it can be proven that there would be no adverse impact on the New Marston Meadows SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water flows. Development proposals must incorporate sustainable drainage with an acceptable management plan. A biodiversity survey may be required to assess the biodiversity value of the site and where appropriate it should be demonstrated how harm will be avoided, mitigated or compensated.

Headington Hill Hall and Clive Booth Student Village

Planning permission will be granted for additional academic and teaching facilities and associated sport, social and leisure facilities, student accommodation and residential development at Headington Hill Hall and Clive Booth Student Village. Residential development could include employer-linked affordable housing in accordance with Policy H3. The minimum number of homes to be delivered is 200. Other complementary uses will be considered on their merits. The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met. Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the New Marston SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water flows. Development proposals must incorporate sustainable drainage with an acceptable management plan. The development will be expected to minimise car parking spaces on site, and there should be no increase. Applicants will be expected to demonstrate how the development mitigates against traffic impacts and maximises access by alternative means of transport. Pedestrian and cycle access should be enhanced across the whole site, following desire lines from the Gipsy Lane campus and between different parts of the site.

Land surrounding St Clement's Church

Planning permission will be granted for residential development and/or student accommodation at the Land surrounding St Clement's Church site. Planning permission will also be granted for a children's nursery as a complementary use. Other complementary uses will be considered on their merits. Development should be set back from the Marston Road to maintain the open character of this part of Marston Road and the green setting of the Church. Trees along the frontage and surrounding the church should be retained. A new access will be required from the Marston Road to serve the northern part of the site. Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the New Marston SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water. Development proposals must incorporate sustainable drainage with an acceptable management plan. All proposals should minimise impact on air quality during construction phase.

Osney Mead

Planning permission will be granted for a mixed use development that includes employment uses, academic uses, student accommodation, employer-linked affordable housing and market housing The development of an innovation quarter is encouraged The development is expected to deliver around 247 homes Other complementary uses will be considered on their merits The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met Planning permission will not be granted for development that prejudices the comprehensive development of the whole site A masterplan approved by the City Council should be developed prior to any development, and all development should comply with the masterplan New high-quality public open space should be created on the site Footpaths to and through the site should be provided and existing routes enhanced The masterplan should consider in greater detail how and when a new pedestrian and cycle bridge will be delivered linking this site with the other side of the river Development should be designed to enhance the relationship and connection between the site and the river and to enhance physical and visual permeability of the site Development should be designed to have a positive impact on views, particularly the view from Hinksey Hill to the historic core A Comprehensive Flood Risk Management Strategy should be produced in support of the Flood Risk Assessment for this site The Flood Risk Management Strategy should be developed in consultation with Category 1 organisations as defined by the Civil Contingencies Act 2004

Marston Paddock

Planning permission will be granted for residential development at the Marston Paddock site The minimum number of homes to be delivered is 39 Other complementary uses will be considered on their merits A minimum of 10% of the site should be used for public open space, which should be accessible for existing residents of Marston The development should be designed to ensure active frontages face onto the open space Careful design must ensure that development proposals contribute towards the character of the conservation area Compensatory improvements should be made to surrounding areas of remaining Green Belt in accordance with the Identification of Opportunities to Enhance the Beneficial Use of Green Belt Land Report (LUC, 2018)

St Frideswide Farm

Planning permission will be granted for residential development at the St Frideswide Farm site The minimum number of homes to be delivered is 125 Other complementary uses will be considered on their merits Development should be designed with regard to potential adjacent development in Cherwell district, ensuring connectivity and integration The St Frideswide Farm site will be expected to provide 10% new public open space, which must be sited to be welcoming to existing residents Development proposals should encourage active frontages to the new public open space A hedgerow with native planting should be established to the east Compensatory improvements should be made to surrounding areas of remaining Green Belt in accordance with the Identification of Opportunities to Enhance the Beneficial Use of Green Belt Land Report (LUC, 2018)

Hill View Farm

Planning permission will be granted for residential development at the Hill View Farm site The minimum number of homes to be delivered is 110 Other complementary uses will be considered on their merits Careful design must ensure that development proposals contribute towards the character of the conservation area Development in the parcel must be kept low to minimise the effect of encroachment on the perceived openness of the valley The Hill View Farm site will be expected to provide 10% new public open space, which must be sited to be welcoming to existing residents Development proposals should encourage active frontages to the new public open space Compensatory improvements should be made to surrounding areas of remaining Green Belt in accordance with the Identification of Opportunities to Enhance the Beneficial Use of Green Belt Land Report (LUC, 2018)

Land west of Mill Lane

Planning permission will be granted for residential development on the Land West of Mill Lane site. The minimum number of homes to be delivered is 75. Other complementary uses will be considered on their merits. A minimum of 10% of the site should be for public open space which should be accessible for existing residents of Marston. The development should be designed to ensure active frontages face onto the open space. Compensatory improvements should be made to surrounding areas of remaining Green Belt in accordance with the Identification of Opportunities to Enhance the Beneficial Use of Green Belt Land Report (LUC, 2018)

Park Farm

Planning permission will be granted for residential development at the Park Farm site. The minimum number of homes to be delivered is 60. The site should include public open space. Other complementary uses will be considered on their merits. A minimum of 10% of the site should be for public open space, which should be accessible for existing residents from Marston. The development should be designed to ensure active frontages face onto the open space. Planning permission will only be granted if it can be demonstrated that there would be no adverse impact on the integrity of the New Marston Meadows SSSI. Development proposals should be accompanied by an assessment of groundwater and surface water flows to the SSSI. They must also incorporate sustainable drainage with an acceptable management plan. All proposals should minimise impact on air quality during construction phase and after implementation. A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures. Compensatory improvements should be made to surrounding areas of remaining Green Belt in accordance with the Identification of Opportunities to Enhance the Beneficial Use of Green Belt Land Report (LUC, 2018)

Pear Tree Farm

Planning permission will be granted for residential development at the Pear Tree Farm site. The minimum number of homes to be delivered is 122. Other complementary uses will be considered on their merits. A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated. A minimum of 10% of the site should be for public open space, which should be accessible for existing residents of Wolvercote. The development should be designed to ensure active frontages face onto the open space. Compensatory improvements should be made to surrounding areas of remaining Green Belt in accordance with the Identification of Opportunities to Enhance the Beneficial Use of Green Belt Land Report (LUC, 2018). Development proposals should be accompanied by an assessment of groundwater and surface water

Land East of Redbridge Park & Ride

Planning permission will be granted for residential development at the land East of Redbridge Park and Ride site. Proposals should include residential moorings and associated servicing facilities. Development should include public open space. The minimum number of homes to be delivered is 162. Other complementary uses will be considered on their merits. A minimum of 10% of the site should be for public open space, which should be accessible for existing local residents. The development should be designed to ensure active frontages face onto the open space. A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated. Compensatory improvements should be made to surrounding areas of remaining Green Belt in accordance with the Identification of Opportunities to Enhance the Beneficial Use of Green Belt Land Report (LUC, 2018). Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the Iffley Meadow SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water. Development proposals must incorporate sustainable drainage with an acceptable management plan. A buffer zone should be provided during the construction period to avoid disturbance to the SSSI

Canalside Land

Planning permission will be granted for a mixed use development at the Canalside Land that includes all of the following uses: a) residential b) a sustainably-sized community centre c) public open space/square d) replacement operating boatyard and winding yard e) a new bridge over the Oxford Canal for pedestrians and cyclists Other complementary uses will be considered on their merits A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures A Comprehensive Flood Risk Management Strategy should be produced in support of the Flood Risk Assessment for this site This Flood Risk Management Strategy should be developed in consultation with Category 1 organisations as defined by the Civil Contingencies Act 2004 Development proposals should be accompanied by an assessment of potential recreational pressure on the immediate setting and the Oxford Meadows SAC that may arise from increased numbers of visitors, along with plans to mitigate this impact as necessary All proposals should minimise impact on air quality during construction phase The on-site boatyard may need some sealed storage areas if fuels, paints and chemicals are being used A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures

Court Place Gardens

Planning permission will be granted for graduate student accommodation or residential development, or a mix of both at Court Place Gardens Residential development could include employer-linked affordable housing in accordance with Policy H3 Other complementary uses will be considered on their merits Development should be designed to ensure that there is no adverse impact on the Iffley Meadows SSSI To minimise impact upon the Iffley Meadows SSSI, development proposals will be expected to incorporate Sustainable Urban Drainage Systems and may be required to be accompanied by a groundwater study

Cowley Marsh Depot

Planning permission will be granted for residential development at Cowley Marsh Depot The minimum number of homes to be delivered is 80 Other complementary uses will be considered on their merits Prior to the development of the site for residential development the depot must be relocated

Faculty of Music, St Aldates

Planning permission will be granted for academic uses, residential development including employer-linked affordable housing and student accommodation at the Faculty of Music The minimum number of homes to be delivered is 40 Other complementary uses will be considered on their merits The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met

Former Barns Road East Allotments

Planning permission will be granted for residential development at the Former Barns Road East Allotments site The minimum number of homes to be delivered is 25 Other complementary uses will be considered on their merits

Former Iffley Mead Playing Fields

Planning permission will be granted for residential development at the former Iffley Mead playing fields Residential development could include employer-linked affordable housing if no other County site is used for this purpose The minimum number of homes to be delivered is 84 Other complementary uses will be considered on their merits The Former Iffley Mead Playing Fields site will be expected to provide 10% new public open space, which must be sited to be welcoming to existing residents Development proposals should encourage active frontages to the new public open space A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated Development should be designed to ensure that there is no adverse impact on the Iffley Meadows SSSI To minimise impact upon the Iffley Meadows SSSI, development proposals will be expected to incorporate Sustainable Urban Drainage Systems and may be required to be accompanied by a groundwater study

Grandpont Car Park

Planning permission will be granted for residential development at the Grandpont Car Park site Residential development could include employer-linked affordable housing if no other County site is used for this purpose The minimum number of homes to be delivered is 22 Other complementary uses will be considered on their merits

Jesus College Sports Ground

Planning permission will be granted for residential development and new public open space at Jesus College Sports Ground The minimum number of homes to be delivered is 28 Other complementary uses will be considered on their merits The sports provision must be retained unless the loss of the sports provision can be otherwise compensated for in line with the requirements of Policy G5 If an alternative site is found the City Council must be satisfied that it will be delivered Green space will need to be retained along the Barracks Lane frontage Development should be designed to ensure that there is no adverse impact on the Lye Valley SSSI

Land at Meadow Lane

Planning permission will be granted for residential development at Land at Meadow Lane The minimum number of homes to be delivered is 29 Other complementary uses will be considered on their merits A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated Development should be designed to ensure that there is no adverse impact on the Iffley Meadows SSSI To minimise impact upon the Iffley Meadows SSSI, development proposals will be expected to incorporate Sustainable Urban Drainage Systems and may be required to be accompanied by a groundwater study A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures

Lincoln College Sports Ground

Planning permission will be granted for residential development and public open space at Lincoln College Sports Ground. The minimum number of homes to be delivered is 90. Other complementary uses will be considered on their merits. The sports provision must be retained unless the loss of the sports provision can be otherwise compensated for in line with the requirements of Policy G5. If an alternative site is found the City Council must be satisfied that it will be delivered. The Lincoln College Sports Ground site will still be expected to provide 10% new public open space as part of the residential development. Development proposals should encourage active frontages onto Barracks Lane. The new public open space should be located along the frontage adjacent to the conservation area. Development should be designed to ensure that there is no adverse impact on the Lye Valley SSSI.

Manor Place

Planning permission will be granted for student accommodation or car free residential development or a mix of both uses at Manor Place. Other complementary uses will be considered on their merits. Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the New Marston SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water flows. Development proposals must incorporate sustainable drainage with an acceptable management plan. A buffer zone should be provided during the construction period to avoid disturbance to the SSSI. A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any necessary mitigation measures.

Thornhill Park

Planning permission will be granted for a residential-led mixed use redevelopment of the Thornhill Park site. This should include some employment use, given the strategic location of the site. Other complementary uses will be considered on their merits. The minimum number of homes to be delivered is 534 which includes the conversion of the existing building to residential. Opportunities should be taken to improve connectivity to and within the site for pedestrians and cyclists. The playing field must be retained unless its loss can be otherwise compensated for in line with the requirements of Policy G5. If an alternative site is found the City Council must be satisfied that it will be delivered.

Old Power Station

Planning permission will be granted for academic institutional use, student accommodation and/ or residential development, including employer-linked affordable housing on the Old Power Station site Development of the site may include replacement of existing educational use of the site. Other complementary uses will be considered on their merits. A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures

Oriel College Land at King Edward Street and High Street

Planning permission will be granted for student accommodation and/ or residential development and town centre uses at Oriel College Land at King Edward Street and High Street Active frontages should be maintained on the ground floor The minimum number of homes to be delivered is 7 Other complementary uses will be considered on their merits

Summer Fields School Athletics Track

Planning permission will be granted for residential development The minimum number of homes to be delivered is 120 Other complementary uses will be considered on their merits Pedestrian and cycle links through and to the site should be enhanced

Oxford Brookes University Marston Road Campus

Planning permission will be granted at the Oxford Brookes Marston Road Campus for further academic use, with linked student accommodation or employer-linked affordable housing or, should Oxford Brookes University vacate the site, for residential development The minimum number of homes to be provided is 59 Other complementary uses will be considered on their merits. Development should ensure there are no adverse impacts on the Milham Ford Nature Park. Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the New Marston SSSI Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water flows Development proposals must incorporate sustainable drainage with an acceptable management plan All proposals should minimise impact on air quality during construction phase and after implementation, particularly if they comprise of employment uses

Oxford Stadium

Planning permission will be granted for revival of the stadium for greyhound racing and/or speedway, with supporting community or leisure uses and enabling residential dwellings on the car park or other areas that will not affect the operation or heritage interest of the Oxford Stadium site. If it is demonstrated that bringing speedway and greyhound racing back into use is not viable, high quality residential led redevelopment supported by appropriate uses that will benefit the wider community for example complementary leisure or community uses that include reference to the heritage interest of the site will be supported. Opportunities should be sought to enhance and promote more sustainable travel to and from the site, in line with Policies M1 to M5

Oxford University Press Sports Ground

Planning permission will be granted for residential development and public open space at Oxford University Press Sports Grounds. Some complementary B1 employment would also be suitable. The minimum number of homes to be delivered is 130. Other complementary uses will be considered on their merits. The sports provision must be retained unless the loss of the sports provision can be otherwise compensated for in line with the requirements of Policy G5. If an alternative site is found the City Council must be satisfied that it will be delivered. The Oxford University Press Sports Ground site will still be expected to provide 10% new public open space as part of the residential development. Development should encourage active frontages onto the new public open space. Development should be designed to ensure that there is no adverse impact on the Port Meadow SSSI and will be subject to appropriate traffic mitigation measures

No 1 Pullens Lane

Planning permission will be granted for residential development at the No 1 Pullens Lane site. The minimum number of homes to be delivered is 11. Other complementary uses will be considered on their merits. A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated

Radcliffe Observatory Quarter

Planning permission will be granted for academic institutional, student accommodation and residential development at the Radcliffe Observatory Quarter site. Residential development could include employer-linked affordable housing in accordance with Policy H3. The minimum number of homes to be delivered is 48. Other complementary uses will be considered on their merits. The site would only be suitable for redeveloped or additional academic institutional uses provided the requirements of Policy H9 are met. Pedestrian and cycle links through and to the site, including to the University Science Area, should be maintained and enhanced. Development should be designed to ensure that there is no adverse impact on the Oxford Meadows SAC. Proposals should be accompanied by an assessment of potential recreational pressure on the Oxford Meadows SAC that may arise from increased numbers of visitors, along with plans to mitigate this impact as necessary. All proposals should minimise impact on air quality during construction phase and after implementation

Ruskin College Campus

Planning permission will be granted for academic institutional uses, student accommodation and residential development, at Ruskin College Campus. Residential development could include employer-linked affordable housing in accordance with Policy H3. Development could include open space, sports facilities and allotments. Other complementary uses will be considered on their merits. Pedestrian and cycle links through and to the site should be enhanced

Ruskin Field

Planning permission will be granted for expansion of the adjoining academic institution and/or residential development use only, which may include employer linked affordable housing. Other complementary uses will be considered on their merits. New development should be informed by the landscape character and potential impact on views from the north in terms of choice of siting, height, form and appearance

Slade House

Planning permission will be granted for improved health-care facilities, associated administration and/or residential development, including employer-linked affordable housing, at the Slade House site Other complementary uses will be considered on their merits Planning permission will only be granted if it can be demonstrated that there would be no adverse impact on the integrity of the Brasenose and Shotover Park SSSI Development proposals should be accompanied by an assessment of groundwater and surface water flows to the SSSI They must also incorporate sustainable drainage with an acceptable management plan Development proposals should be accompanied by an assessment of potential recreational pressure on the SSSI that may arise from increased numbers of visitors, along with plans to mitigate this impact as necessary Development should be designed to ensure that there is no adverse impact on the Lye Valley SSSI All proposals should minimise impact on air quality during construction phase and after implementation, particularly if they comprise of employment uses

Summertown House, Apsley Road

Planning permission will be granted for residential development, student accommodation and employer-linked affordable housing at Summertown House The minimum number of homes to be delivered is 20 Other complementary uses will be considered on their merits

Union Street Car Park

Planning permission will be granted for residential development or student accommodation, and car parking at Union Street Car Park The minimum number of homes to be delivered is 20 Other complementary uses will be considered on their merits Sufficient car parking spaces should be retained at a level at which the City Council considers is reasonable to serve the local area and provision must be made for local temporary car parking during construction Sufficient cycle stands should be provided on site

Diamond Place and Ewert House, Summertown

Planning permission will be granted for a mixed use development at Diamond Place and Ewert House have regard to, which could include the following uses: • Residential development; • employment; • student accommodation. The minimum number of homes to be delivered is 160 Other town centre uses may also be appropriate Retail development should be on the ground floor Sufficient car parking spaces should be retained at a level at which the City Council considers is reasonable to serve the local area and provision must be made for temporary car parking during construction Cycle stands for public cycle parking should be provided on site Pedestrian and cycle links through and to the site should be enhanced

University of Oxford Science Area and Keble Road Triangle

Planning permission will be granted for residential development, academic institutional uses and associated research at University Science Area and Keble Road Triangle in line with the approved masterplan The minimum number of homes to be delivered is 20 Other complementary uses will be considered on their merits The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met Applicants will be expected to demonstrate how the development mitigates against traffic impacts and maximises access by alternative means of transport Pedestrian and cycle links through and to the site, including to the Radcliffe Observatory Quarter, should be enhanced Development should not have an adverse impact upon the Local Wildlife Site Development should be designed to ensure that there is no adverse impact on the New Marston SSSI

Valentia Road Site

Planning permission will only be granted for residential development on this site The minimum number of homes to be delivered is 12 Other complementary uses will be considered on their merits Improvements to the remaining area of recreation ground will be required as part of any development on the site Planning permission will only be granted if it can be demonstrated that there would be no adverse impact upon surface and groundwater flow to the Lye Valley SSSI Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water Development proposals must incorporate sustainable drainage with an acceptable management plan

West Wellington Square

Planning permission will be granted for academic institutional, student accommodation, and residential development at West Wellington Square Residential development could include employer-linked affordable housing in accordance with Policy H3 Within the Local Centre, uses appropriate to Policy V4 at West Wellington Square will also be permitted The minimum number of homes to be delivered is 18 Other complementary uses will be considered on their merits

Bayards Hill Primary School Part Playing Fields

Planning permission will be granted for residential development Residential development could include employer-linked affordable housing in accordance with Policy H3 The minimum number of homes to be delivered is 30 Other complementary uses will be considered on their merits The site to be developed at Bayards Hill Primary School is to be the playing field only and must not encroach upon the playing pitches The loss of part of the playing field will require qualitative improvements to be undertaken to the remaining playing field

William Morris Close Sports Ground

Planning permission will be granted for residential development and public open space at William Morris Close Sports Ground. The minimum number of homes to be delivered is 82. Other complementary uses will be considered on their merits. The sports provision must be retained unless the loss of the sports provision can be otherwise compensated for in line with the requirements of Policy G5. If an alternative site is found the City Council must be satisfied that it will be delivered. The William Morris Close site will be expected to provide 10% new public open space, which must be sited to be welcoming to existing residents. Development proposals should encourage active frontages to the new public open space. Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the Lye Valley SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water. Development proposals must incorporate sustainable drainage with an acceptable management plan

Knights Road

Residential dwellings; Public open space

Government Buildings site and Harcourt House

Residential, student accommodation and academic institutional uses; Additional academic/teaching facilities; Associated sport, social, leisure facilities

Headington Hill Hall and Clive Booth Student Village

Student accommodation; Employer-linked affordable housing

Warneford Hospital

Residential uses, including employer-linked affordable housing; Student accommodation; Education/academic institutional; Employment B1(a), B1(b) uses provided operational link to hospital uses

Marston Paddock

Residential dwellings only; Public Open Space

St Frideswide Farm

Residential dwellings only; Public Open Space

Hill View Farm

Residential dwellings only; Public Open Space

Land West of Mill Lane

Residential dwellings only; Public Open Space

Park Farm

Residential dwellings only; Public Open Space

Pear Tree Farm

Residential dwellings only; Public Open Space

Land East of Redbridge Park & Ride

Residential dwellings only, including residential moorings with associated servicing facilities

St Catherine's College Land

Planning permission will be granted for student accommodation and other university-related development at the St Catherine's College site. The minimum number of homes to be delivered is 31. Other complementary uses will be considered on their merits. A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated. A planning application must be accompanied by a site-specific flood risk assessment and development should incorporate any mitigation measures.

Banbury Road University Sites

Planning permission will be granted for academic institutional uses, student accommodation, and/or residential development at the Banbury Road University Sites. Residential development could include employer-linked affordable housing in accordance with Policy H3. The minimum number of homes to be delivered is 60. Other complementary uses will be considered on their merits. The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met. Pedestrian and cycle links should be enhanced through Plots A and C and to the University Science Area and Radcliffe Observatory Quarter. Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the New Marston SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water. Development proposals must incorporate sustainable drainage with an acceptable management plan. All proposals should minimise impact on air quality during construction phase and after implementation, particularly if they comprise of employment uses.

Bertie Place Recreation Ground and Land Behind Wytham Street

Planning permission will be granted for residential development (Plot A). The minimum number of homes to be delivered is 30. A vehicular turning and dropping off area should be provided within the site. Planning permission will only be granted for the new school if the school playing fields are provided on the Land Behind Wytham Street (Plot B) and planning permission will only be granted for a new school or residential development if the existing Bertie Place recreation ground, including a replacement Multi Use Games Area, is re-provided on land in Plot B with adequate pedestrian links provided from local residential areas. Other complementary uses will be considered on their merits. For either a new school or residential development, pedestrian access to Plot A should be provided from Bertie Place and from existing accesses to the north and east. The national cycle network route should be retained or replaced by a suitable alternative route. Development should be designed to ensure that there is no adverse impact on the Iffley Meadows SSSI. To minimise impact upon the Iffley Meadows SSSI, development proposals will be expected to incorporate Sustainable Urban Drainage Systems and may be required to be accompanied by a groundwater study. A biodiversity survey will be expected to assess the biodiversity value of the site and it should be demonstrated how harm will be avoided, mitigated or compensated. A biodiversity study will be required due to the potential for slow worms and common lizards to be present on the site. If found, a translocation strategy, together with details of a future management scheme, shall be submitted and approved prior to commencement. A Comprehensive Flood Risk Management Strategy should be produced in support of the Flood Risk Assessment for this site. The Flood Risk Management Strategy should be developed in consultation with Category 1 organisations as defined by the Civil Contingencies Act 2004.

Court Place Gardens

Graduate student accommodation; Employment linked housing

Former Iffley Mead Playing Fields

Residential dwellings or employer-linked affordable housing if no other County site is used for this purpose; Public open space

Grandpont Car Park

Residential dwellings or employer-linked affordable housing if no other County site is used for this purpose

Jesus College Sports Ground

Residential dwellings with new public open space at sports ground

Land at Meadow Lane

Residential dwellings; Residential dwellings with new public open space

Littlemore Park

Student accommodation, car free residential development or mixture of both

Manzil Way Resource Centre

Residential dwellings including employer-linked affordable housing

Thornhill Park

Residential led dwelling; Student accommodation, residential development or mixture of both; Academic Institutional uses

Old Power Station

Student accommodation, residential development or mixture of both; Suitable town centre uses

Oriel College land at King Edward Street and High Street

Academic institutional uses; Employer-linked affordable housing

Oxford Brookes Marston Road Campus

Residential dwellings only acceptable if university vacates the site

Development Contributions

Physical, social and green infrastructure and provision for its maintenance may be required to support new development. The City Council will, where appropriate, seek to secure such measures by means of planning obligations, conditions attached to a planning permission, funding through the Council's Community Infrastructure Levy (CIL) or other mechanisms

Warneford Hospital

Planning permission will be granted for healthcare related facilities at Warneford Hospital and, provided adequate accommodation is provided for healthcare facilities, any of the following uses: • residential development, including employer-linked affordable housing; • student accommodation; • hospital and medical research; • B1(a) and B1(b) provided that they have an operational link to hospital uses; • academic institutional; • education Other complementary uses will be considered on their merits Development must retain and enhance the listed buildings The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met Applicants will be expected to demonstrate how the development mitigates against traffic impacts and maximises access by alternative means of transport The playing fields should be re-provided or a contribution made to another facility To minimise impact upon the very sensitive Lye Valley SSSI, planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the Lye Valley SSSI Development proposals should reduce surface water run off in the area and should be accompanied by an assessment of groundwater and surface water Development proposals must incorporate sustainable drainage with an acceptable management plan

Digital Infrastructure

Planning permission will be granted for all new major developments where: a) They are served by full fibre broadband capable of gigabit download speeds; and b) The full fibre broadband connections are available at the point of releasing for sale where relevant, and that the cost of the services are at market rates, preferably offering broadband services from more than one service provider; and c) Developers work with a recognised network carrier to design appropriate duct infrastructure for the installation of fibre broadband by a range of operators; and d) Other forms of digital infrastructure, such as facilities supporting mobile phone broadband, are included wherever possible Planning permission will be granted for new electronic communications infrastructure where: i) It is supported by the necessary evidence to justify the proposed development in accordance with the requirements of national policy; and ii) Proposed equipment is sympathetically designed and camouflaged where appropriate; and iii) It can be demonstrated that electronic communications infrastructure is not expected to cause significant and irreversible interference with other electrical equipment, air traffic services or instrumentation operated in the national interest; and iv) Adverse impacts on the successful functioning of existing digital infrastructure are avoided. Where this is not practicable, appropriate mitigation shall be provided; and v) It does not result in the International Commission guidelines on non-ionising radiation protection being exceeded; and vi) Appropriate pre-application consultation in accordance with national policy has been undertaken

Sustainable and foul drainage, surface and groundwater flow

All development proposals will be required to manage surface water through Sustainable Drainage Systems (SuDS) or techniques to limit run-off and reduce the existing rate of run-off on previously developed sites. Surface water runoff should be managed as close to its source as possible, in line with the following drainage hierarchy: a) store rainwater for later use; then: b) discharge into the ground (infiltration); then: c) discharge to a surface water body; then: d) discharge to a surface water sewer, highway drain or other drainage system; and finally: e) discharge to a combined sewer Details of the SuDS shall be submitted as part of a drainage strategy or FRA where required. Applicants must demonstrate that they have had regard to the SuDS Design and Evaluation Guide SPD/TAN for minor development and Oxfordshire County Council guidance for major development. Planning permission will not be granted for development that would have an adverse impact on groundwater flow. The City Council will, where necessary, require effective preventative measures to be taken to ensure that the flow of groundwater will not be obstructed. Within the surface and groundwater catchment area for the Lye Valley SSSI development will only be permitted if it includes SuDS and where an assessment can demonstrate that there will be no adverse impact on the surface and groundwater flow to the Lye Valley SSSI. Development on the North Oxford gravel terrace that could influence groundwater flow to the Oxford Meadows Special Area of Conservation (SAC) will only be permitted if it includes SuDS and if a hydrological survey can demonstrate that there will be no significant adverse impact upon the integrity of the SAC. Developers are encouraged to separate foul and surface water sewers on all brownfield sites delivering new development. For clarity this does not include householder extensions or conversions that input into the existing network. A Foul and Surface Water Drainage Strategy must be provided for all new build residential development of 100 dwellings or more; non-residential development of 7,200sqm or more; or student accommodation of 250 study bedrooms or more.

Infrastructure and cultural and community facilities

The City Council will work with service providers to improve access to social and community infrastructure and in particular from new development. The City Council will seek to protect and retain existing cultural and community facilities. Planning permission will not be granted for development that results in the loss of such facilities unless new or improved facilities can be provided at a location equally or more accessible by walking, cycling and public transport. In principle, applications to extend capacity, improve access and make more intensive cultural/community use of existing sites will be supported. Planning permission will be granted for the alteration and expansion of existing schools, primary healthcare facilities and community centres. Planning permission will be granted for new schools, primary healthcare facilities and community centres where the City Council is satisfied that the following criteria are satisfied: a) the location is easily accessible by walking, cycling and public transport; and b) the proposal will meet an existing deficiency in provision or access, or the proposal will support regeneration or new development; and c) the proposal will not result in an unacceptable environmental impact

Utilities

Planning applications (except householder applications) must be supported by information demonstrating that the proposed developer has explored existing capacity (and opportunities for extending it) with the appropriate utilities providers. Planning permission will not be granted where there is insufficient evidence on utilities capacity to support the development and that the capacity will be delivered to meet the needs of the development. The siting and appearance of utilities infrastructure should be designed to minimise impacts on amenity and to be as unobtrusive as possible

Digital Infrastructure

Planning permission will be granted for all new major developments where: a) They are served by full fibre broadband capable of gigabit download speeds; and b) The full fibre broadband connections are available at the point of releasing for sale where relevant, and that the cost of the services are at market rates, preferably offering broadband services from more than one service provider; and c) Developers work with a recognised network carrier to design appropriate duct infrastructure for the installation of fibre broadband by a range of operators; and d) Other forms of digital infrastructure, such as facilities supporting mobile phone broadband, are included wherever possible. Planning permission will be granted for new electronic communications infrastructure where: i) It is supported by the necessary evidence to justify the proposed development in accordance with the requirements of national policy; and ii) Proposed equipment is sympathetically designed and camouflaged where appropriate; and iii) It can be demonstrated that electronic communications infrastructure is n

West End and Osney Mead

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • Create high-density urban living that makes efficient use of land • Maintain a vibrant mix of uses • Has regard to the framework set out in the West End Design Code • Maximise the area's contribution to Oxford's knowledge economy • Enhance public realm along the waterways • Enhance connectivity throughout the area, including along and across waterways • Enhance the pedestrian and cycling experience • Ensure that the heritage of the area informs and guides new development proposals • Create easy and attractive transport interchange • Reduce car parking

Old Road

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • Uses should enhance or support use of the area of medical and clinical research and practice • Intensification should take place on existing sites • Many of the sites include large and separated areas of surface-level parking, which should be rationalised • Buildings higher than existing will often be appropriate, but at 24m a skylining effect will be created, affecting important views out from St Mary's tower • Maintain and enhance the natural, rural edge setting along Boundary Brook Warneford Meadow and the Lye Valley along the south and east boundary. This is an attractive and important natural setting providing a pleasant contrast with the large scale and footprint utilitarian buildings of the hospital • Better relate the development sites with their natural setting, improving access and intervisibility • New buildings should be inspired by this natural setting in terms of orientation, form and materials • A masterplan approach for individual sites or across the sites is encouraged • New buildings should have active frontages to avoid creating large buildings and dead, quiet streets • Retain the backdrop of mature trees and views to it to help new development better assimilate into the landscape

Presumption in favour of sustainable development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework It will work proactively with applicants to find solutions jointly which mean that applications for sustainable development can be approved where possible, and to secure development that improves the economic, social and environmental conditions in the area Planning applications that accord with Oxford's Local Plan (and, where relevant, with neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise, and unless: a) any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or b) specific policies in that Framework indicate that development should be restricted

Churchill Hospital Site

Planning permission will be granted for: i further hospital related uses, including the redevelopment of existing buildings to provide improved facilities on the Churchill Hospital Site ii Other suitable uses which must have an operational link to the hospital and are: • employment B1(b), B1(c) and B2; • patient hotel; • primary health care; • education; • academic institutional; • extra care accommodation, including elderly persons accommodation iii Complementary acceptable uses: • Residential development • employer-linked affordable housing; • student accommodation; • small scale retail units provided that they are ancillary to the hospital Other complementary uses will be considered on their merits The site would only be suitable for academic institutional uses provided that the requirements of Policy H9 are met New buildings should be designed to create active frontages and avoid creating large areas of inactive frontage and dead streets. Design should draw inspiration from the non-designated heritage assets, drawing inspiration from them to inspire and enrich the identity, character and quality of new development on the site. Evidence should be provided to demonstrate that there is not a negative height impact from surrounding areas Development proposals must not prejudice bus access through the site. Improvements to public transport access will be required. Applicants will be expected to demonstrate how the development mitigates against traffic impacts and maximises access by alternative means of transport. Mitigation measures will be required to ensure that proposals do not lead to increased parking pressure on nearby residential streets. Footpaths should be created across the site Planning permission will only be granted if it can be proven that there would be no adverse impact upon surface and groundwater flow to the Lye Valley SSSI. Development proposals should reduce surface water runoff in the area and should be accompanied by an assessment of groundwater and surface water. Development proposals must incorporate sustainable drainage with an acceptable management plan. Important trees should be retained. A buffer zone should be provided during the construction period to avoid disturbance to the adjacent SSSI

Nuffield Orthopaedic Centre

Planning permission will be granted for further healthcare facilities and medical research including staff and patient facilities at the Nuffield Orthopaedic Centre. Planning permission will also be granted for residential development and extra care accommodation, employer-linked affordable housing that supports the main use of the site. Residential development could include employer-linked affordable housing in accordance with Policy H3. Other complementary uses will be considered on their merits. Development proposals must not prejudice bus access through the site. There should be no increase in parking. Applicants will be expected to demonstrate how the development mitigates traffic impacts and maximises access by alternative means of transport. The pedestrian and cyclist should be improved with improved integration for pedestrians and cyclists with the surrounding environment and better links across and around the site. Planning permission will only be granted if it can be proven that there would be no adverse impacts on the integrity of the Lye Valley and Rock Edge SSSI's. Development proposals should reduce surface water run-off in the area and should be accompanied by an assessment of groundwater and surface water to demonstrate that there would be no impact on surface and groundwater flow to the Lye Valley SSSI. Development proposals must incorporate sustainable drainage with an acceptable management plan.

Cowley Centre District Centre

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • Enhance the public realm; • Improve connectivity across Between Towns Road; • Make more efficient use of land by consolidating uses and through infill and taller development; • Improve access and visual links to the green space, enhance the existing public realm and look for opportunities to create new areas of well defined, attractive public open space • Introduce more residential development, including on the upper floors of existing commercial premises, other than existing offices that are protected; • Reduce the number of multi-storey car parks; • Increased heights along Between Towns Road; • Provide the range of retail units and type of environment that will attract high quality operators; additional quality cafés, restaurants and bars; attractive public realm; • Support new employment on upper floors; • Better reveal and enhance heritage assets and their setting.

Blackbird Leys Area of Change

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • Improve permeability and connectivity to existing suburban residential development • Consider the potential for a future rail link to the city centre and connectivity to this • Intensify development to create a high density centre that retains and improve community facilities, taking opportunities for co-location • Introduce more residential development • Enhance existing buildings and improve their relationship to the street by creating active built frontages • Rationalise car parking

East Oxford-Cowley Road District Centre

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • Consolidation of a retail core and a clearer definition of the primary shopping area; • Improve the quality of buildings and their relationship to the street, shopfronts and signage; • Acknowledge the current restaurant and leisure provision; • New residential development will be promoted on the upper floors of existing commercial premises, other than existing offices that are protected; • Support new employment on upper floors; • Public realm improvements for cyclists and pedestrians; • Enhancement and new opportunities for public open space such as tree planting, redesigns etc; • Better reveal and enhance heritage assets and their setting

Summertown District Centre

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: Within the district centre: • Rationalise the expanse of public and work place car parking that exists to make more efficient use of land; • Build on its independent offer by enhancing the variety and choice of retailers; • Support new residential and employment on upper floors; • Create new areas of public realm; • Build on the existing mix of uses by creating a high density environment that contributes to the vibrancy of the place; • Better integrate the landscape setting of Summertown with the district centre; • Improve pedestrian and cycle links to wider strategic routes into and out of the city; • Create a new neighbourhood of high density, contemporary housing; and • Create areas of amenity for new and existing neighbourhoods.

Headington District Centre

Planning permission will be granted for new development within the area of change where it would take opportunities to deliver the following, where relevant: • Improve connectivity across London Road; • Make more efficient use of land by consolidating uses and through infill and taller development; • Enhance the public realm.

Cowley Centre

Planning permission will be granted for a retail-led mixed use development at Cowley Centre which should include residential development and could include the following uses: • commercial leisure; • community facilities; • employment; The minimum number of homes to be delivered is 226 Other town centre uses may also be appropriate Planning permission will not be granted for development that prejudices the comprehensive development of the whole site Regard should be had for any Cowley Centre masterplan Development should achieve high standards of design in the public realm and should improve bus stopping facilities

Blackbird Leys Central Area

Planning permission will be granted for a mixed use development that includes retail, start-up employment units, residential development and community facilities at the Blackbird Leys Central Area site The minimum number of homes to be delivered is 200 Other uses should be appropriate to a district centre and could include education, live/work units, sport and commercial leisure Other complementary uses will be considered on their merits Planning permission will not be granted for development that prejudices the comprehensive development of the whole site Regard should be had for any regeneration plan for the Blackbird Leys area

Ensuring the vitality of centres

Planning permission will be granted for the development of town centre uses (retail, leisure, entertainment, office, arts, culture and tourism) within the defined city, district and local centre boundaries, provided the use is appropriate to the scale and function of each centre and reflects its distinctive character Oxford's city, district and local centres are shown on the Policies Map Proposals for development of town centres uses outside a centre must demonstrate compliance with the 'sequential test' (that is: development should be located in town centres, then in edge of centre locations and only if suitable sites are not available should out of centre sites be considered) Planning applications for retail and leisure development outside centres which are 350m² (gross) or more, must be accompanied by an 'impact assessment' and as part of such an assessment, demonstrate with evidence that there will be no adverse impact on the vitality and viability of the existing centres, and that good accessibility is available for walking, cycling and public transport. Sites allocated for retail development in section 9 (Areas of Change and Site Allocations) will be exempt from the requirement to submit a retail impact assessment

Shopping Frontages in the city centre

Planning permission will only be granted at ground floor level within the city centre for the following uses: a) Class A1 (retail) uses; or b) Class A2 – A5 (financial and professional services, restaurant, pub and take-away) uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 60% of the total number of units within the defined Primary Shopping Frontage or 40% of units in the Secondary Shopping Frontage; or c) Other town centre uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 60% of the total number of units in the Primary Shopping Frontage or below 40% of the total number of units in the Secondary Shopping Frontage and where the proportion of Class A units at ground floor level does not fall below 85% in the Primary Shopping Frontage or the Secondary Shopping Frontage Planning permission will be granted for development of upper storeys for housing, student accommodation and other uses appropriate to a town centre as long as the functioning of the ground floor unit(s) in the shopping frontage is not undermined In exceptional circumstances, planning permission will be granted for changes of use from A1 or other A class uses to other town centre uses that would lead to a breach of the ground floor percentage thresholds, if it is demonstrated that changes in the retail circumstances of Oxford city centre mean that there is no longer demand for the existing levels of A1 or other A class units, and if sufficiently robust evidence is provided to clearly demonstrate that the uses proposed would not adversely impact the function, vitality and viability of the particular street frontage itself or the shopping frontage as a whole. The following criteria must all be satisfied: d) marketing of the property for its existing use for at least a year, at a realistic price, and evidence of lack of interest clearly shown to demonstrate a lack of viability; and e) evidence of changing retail needs in Oxford city centre; and f) it would not result in such a concentration of a particular Class A use, other than Class A1 (retail), that it would lead to a significant interruption of the shopping frontage, reducing its character, attractiveness and function (considered to be if there are more than 4 adjoining units within the same use class (other than A1)); and g) it promotes an active street frontage both in terms of increasing footfall and retaining an active window display Planning permission will not be granted within the Westgate Shopping Centre where it would result in a change to the established and approved mix of uses, which are as follows: h) Class A1 (retail) uses: no less than 60% i) Class A2 – A5 (financial and professional services, restaurant, pub and take-away) uses: no less than 20% j) Class D2 (assembly and leisure) uses: the existing library floorspace should be maintained The Shopping Frontages are defined on the Policies Map

The Covered Market

Planning permission will only be granted within the Covered Market for the following uses: a) Class A1 (retail) uses; or b) Class A3, A4 and A5 (restaurant, pub and take-away) uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 50% of the total number of units within the market; or c) Other appropriate town centre uses (excluding for example offices (B1a) and hotels) where the proportion of A1 does not fall below 50% of the total number of units within the Covered Market and where the total proportion of Class A1, 3, 4 and 5 uses does not fall below 80% of the total number of units within the market All proposals for uses other than A1, A3, A4 or A5 should promote an active frontage in terms of retaining an active window display Planning permission will only be granted for alterations to or extensions of the Covered Market when it can be demonstrated that their design is informed by an understanding of the unique qualities and heritage interest of the Covered Market itself and its setting

District and Local Centre Shopping Frontages

Planning permission will only be granted at ground floor level within District and Local Centre Shopping Frontages for the following uses: District Centres: Cowley Centre District Centre: a) Class A1 (retail) uses; or b) Class A2 – A5 (financial and professional services, restaurant, pub and take-away) uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 60% of the total number of units within the defined Shopping Frontage; or c) Other town centre uses where the proportion of A1 does not fall below 60% of the total number of units within the defined Shopping Frontage and where the proportion of Class A uses does not fall below 85% of the total number of units defined within the Shopping Frontage Headington and Summertown District Centres: d) Class A1 (retail) uses; or e) Class A2 – A5 (financial and professional services, restaurant, pub and take-away) uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 50% of the total number of units within the defined Shopping Frontage; or f) Other town centre uses where the proportion of A1 does not fall below 50% of the total number of units within the defined Shopping Frontage and the proportion of Class A uses does not fall below 85% of the total number of units within the defined Shopping Frontage East Oxford - Cowley Road District Centre: g) Class A1 (retail) uses; or h) Class A2-A5 (financial and professional services, restaurant, pub and take-away) uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 45% of the total number of units within the defined Shopping Frontage; or i) Other town centre uses where the proportion of A1 does not fall below 45% of the total number of units within the defined Shopping Frontage and the proportion of Class A uses does not fall below 85% of the total number of units within the defined Shopping Frontage Blackbird Leys District Centre: j) Class A1 (retail) uses; or k) Class A2 – A5 (financial and professional services, restaurant, pub and take-away) uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 40% of the total number of units within the defined Shopping frontage; or l) Other town centre uses where the proportion of A1 does not fall below 40% of the total number of units within the defined Shopping Frontage and the proportion of Class A uses does not fall below 85% of the total number of units within the defined Shopping Frontage Local Centres: m) Class A1 (retail) uses; or n) Class A2 – A5 (financial and professional services, restaurant, pub and take-away) uses where the proposed development would not result in the proportion of units at ground floor level in Class A1 use falling below 40% of the total number of units within the defined Shopping Frontage; or o) Other town centre uses where the proportion of A1 does not fall below 40% of the total number of units within the defined Shopping Frontage and the proportion of Class A uses does not fall below 85% of the total number of units within the defined Shopping Frontage In all centres, planning permission will be granted for development of upper storeys for housing, student accommodation and other uses appropriate to a town centre as long as the functioning of the ground floor unit(s) in the shopping frontage is not undermined In exceptional circumstances, in all centres, planning permission will be granted for changes of use from A class uses to other town centre uses that would lead to a breach of the ground floor percentage thresholds, if it is demonstrated that changes in the retail circumstances of the local or district centres means that there is no longer demand for the existing levels of A1 or other A class units, and if sufficiently robust evidence is provided to clearly demonstrate that the uses proposed would not adversely impact the function, vitality and viability of the shopping frontage as a whole The following criteria must all be satisfied: p) marketing of the property for its existing use for at least a year, at a realistic price, and evidence of lack of interest clearly shown to demonstrate a lack of viability; and q) evidence of changing retail needs in the district centre; and r) the proposal would not result in such a concentration of a particular Class A use, other than Class A1 (retail), that it would lead to a significant interruption of the shopping frontage, reducing its character, attractiveness and function (considered to be if there are more than 4 adjoining units within the same use class (other than A1)); and s) it promotes an active street frontage both in terms of increasing footfall and retaining an active window display The Shopping Frontages in each District Centre and Local Centre are defined on the Policies Map

Sustainable tourism

Planning permission will only be granted for the development of new sites for holiday and other short stay accommodation in the following locations: in the City Centre, in District Centres, on sites allocated for that purpose, and on Oxford's main arterial roads where there is frequent and direct public transport to the city centre This locational requirement does not apply to proposals to refurbish or expand existing sites Proposals for new, refurbished or expanded holiday and short stay accommodation must meet all the following criteria: a) it is acceptable in terms of access, parking, highway safety, traffic generation, pedestrian and cycle movements; b) there is no loss of residential dwelling; and c) it will not result in an unacceptable level of noise and disturbance to nearby residents Planning permission will only be granted for the change of use from holiday and other short-stay accommodation when any of the following criteria are met: d) no other occupier can be found following a realistic effort to market the premises as set out in Appendix 8 1, for continued use as holiday and other short stay accommodation (whether or not of the same form the existing use); or e) evidence of non-viability is submitted; or f) the accommodation is in a location unsuitable for the use as demonstrated by being contrary to the location requirements or any of the criteria a-c above Planning permission will be granted for new tourist attractions where proposals meet all of the following criteria: g) they are realistically and easily accessible by walking, cycling or public transport for the majority of people travelling to the site; and h) they will not cause environmental or traffic impacts; and i) they are well related to any existing or proposed tourist and leisure related areas

Shopping frontages in the city centre

a) Class A2 - A5 proposals: Proportion of Class A1 uses does not fall below 60% within primary shopping frontage or 40% within the rest of shopping frontage b) Other town centre proposals: Class A1 uses does not fall below 60% within primary shopping frontage or 40% of total number of units of the shopping frontage, and where proportion of ground floor units does not fall below 85% in primary shopping frontage or rest of shopping frontage c) Proposals within Westgate shopping centre: -Class A1 (retail) uses: no less than 60% -Class A2 – A5 (financial and professional services, restaurant, pub and take-away) uses: no less than 20% -Class D2 (assembly and leisure) uses: the existing library floorspace should be maintained

The Covered Market

a) No net loss of units within Covered Market sets below baselines as follows: Class A2-A5 - 80% b) Proportion of A1 does not fall below 40% of the total number of units within the defined Shopping Frontage and the proportion of Class A uses does not fall below 85% of the total number of units within the defined Shopping Frontage

District and Local Centre Shopping Frontages

a) Cowley Centre District Centre: - Class A2 - A5 (financial and professional services, restaurant, pub and take- away) proposals: Proportion of Class A1 uses at ground floor level does not fall below 60% of the total number of units within defined shopping frontage o Other town centre proposals: Class A1 uses does not fall below 60% of total number of units within defined shopping frontage and proportion of class A uses does not fall below 85% of total number of units within defined shopping frontage b) Headington, and Summertown District Centres: Class A2 - A5 (financial and professional services, restaurant, pub and take- away) proposals: Proportion of Class A1 uses does not fall below 50% of the total number of units within defined shopping frontage - Other town centre proposals: Class A1 uses does not fall below 50% of total number of units within defined shopping frontage and proportion of class A uses does not fall below 85% of total number of units within defined shopping frontage c) Blackbird Leys District Centre: - Class A2 - A5 (financial and professional services, restaurant, pub and take- away) proposals: Proportion of Class A1 uses does not fall below 40% of the total number of units within defined shopping frontage - Other town centre proposals: Class A1 uses does not fall below 40% of total number of units within defined shopping frontage and proportion of class A uses does not fall below 85% of total number of units within defined shopping frontage d) Local Centres: - Class A2 - A5 (financial and professional services, restaurant, pub and take- away) proposals: Proportion of Class A1 uses does not fall below 40% of the total number of units within defined shopping frontage - Other town centre proposals: Class A1 uses does not fall below 40% of total number of units within defined shopping frontage and proportion of class A uses does not fall below 85% of total number of units within defined shopping frontage

Prioritising walking, cycling, and public transport

Planning permission will only be granted for development that minimises the need to travel and is laid out and designed in a way that prioritises access by walking, cycling and public transport Walking: In order to promote walking in the city and improve the pedestrian environment, development proposals must meet the needs arising from the development and take opportunities to achieve improvements Proposals shall: a) ensure that the urban environment is permeable and safe to walk through and adequately lit, with good and direct connections both within and across the wider network; b) make improvements to the pedestrian environment including the provision of high quality crossings points where needed, seating, signage and landscaping; and c) support high quality public realm improvement works (refer to Policy DH1) and ensure that footways are sufficiently wide to accommodate the level of use Cycling: In order to promote cycling in the city and ensure an accessible environment for cyclists, the Council will seek to ensure that development: d) provides for connected, high quality, convenient and safe (segregated where possible) cycle routes within developments and the wider networks that are permeable and can accommodate the anticipated growth in cycling; e) provides for accessible, conveniently located, secure cycle parking facilities in both private and publicly-accessible locations; and f) makes provision for high quality on-site facilities that promote cycle usage, including changing rooms, showers, dryers and lockers New pedestrian and cycle routes: New (or improved) pedestrian and cycle routes are shown on the proposals map Proposals will be expected to facilitate and deliver these links to serve needs arising from development and where opportunities arise to secure improvements Planning permission will not be granted for development that would jeopardise future delivery of these links Public transport: In order to safeguard and promote the provision of public transport in Oxford development that will add to demands on public transport should contribute towards improvements to bus network infrastructure including pedestrian and cycle routes to bus stops, shelters, passenger seating, waiting areas, signage, timetable information and infrastructure relating to zero emissions Financial contributions fairly and reasonably related to the development will be sought towards the cost of new or improved bus services where the direct impact of development would make such measures necessary The City Council will work with its partners to improve the ease and quality of access into and around Oxford by public transport, by: i ensuring that road space is managed efficiently to support public transport – including rapid transit - through initiatives such as bus priority measures, infrastructure and demand management; ii supporting the County Council in their management of both scheduled and tourist coaches entering and leaving the city; iii improving the capacity and attractiveness of Park and Ride, particularly the development of remote sites closer to county towns; iv promoting bus/rapid transit access to and between major employers, hospitals, schools and colleges in the Eastern Arc (including the Headington and Marston area), Wolvercote/Cutteslowe and Cowley and Littlemore; and v ensuring sufficient space is provided particularly within the city centre and district centres Proposals for new development will be expected to incorporate the measures set out above to meet the needs of the development and where the opportunity arises, to secure improvements Developments should be designed to accommodate bus movements, where appropriate Rail network: Proposals to enhance the City's rail network will be supported, in particular the re-development of Oxford Station and additional rail capacity to accommodate more services, including opening of the Cowley Branch Line for passengers Land for the provision of new stations at Oxford Business Park/Retail Park (Cowley area) and Oxford Science Park (Littlemore area)(refer to Sites 9 & 10 chapter 9) and access routes to the stations and across the line is safeguarded Proposals for improvements to Oxford Railway Station that increase network capacity, improve the design and quality of facilities and interchange and support the Cowley Branch Line will be supported Sites for Cowley Branch Line stations and local access routes which are safeguarded and which should be improved by local development are defined on the Policies Map

Assessing and managing development

A Transport Assessment must be submitted for development that is likely to generate significant amounts of movement, in accordance with the requirements as defined in Appendix 7 1 Transport Assessments must assess the multi-modal impacts of development proposals and demonstrate the transport measures which would be used to mitigate the development impact to ensure: a) there is no unacceptable impact on highway safety; b) there is no severe residual cumulative impact on the road network; c) pedestrian and cycle movements are prioritised, both within the scheme and with neighbouring areas; d) access to high quality public transport is facilitated, with layouts that maximise the catchment area for bus or other public transport services, and appropriate facilities that encourage public transport use; e) the needs of people with disabilities and reduced mobility in relation to all modes of transport are addressed; f) the development helps to create places that are safe, secure and attractive – which minimise the scope for conflicts between pedestrians, cyclists and vehicles, avoid unnecessary street clutter, and respond to local character and design standards; g) the efficient delivery of goods, and access by service and emergency vehicles is allowed for; and h) charging of plug-in and other ultra-low emission vehicles is enabled in safe, accessible and convenient locations A Travel Plan, which has clear objectives, targets and a monitoring and review procedure, must be submitted for development that is likely to generate significant amounts of movement in accordance with the requirements in Appendix 7 2 Travel Plans must help to support outcomes (a) to (h) set out above Where a Travel Plan is required under this policy and a substantial amount of the movement is likely to be in the form of delivery, service and dispatch vehicles, a Delivery and Service Management Plan will be required Where a Delivery and Service Management Plan is provided this should set out how deliveries will be managed and demonstrate how impacts will be minimised including congestion, safety noise and how zero or ultra-low emission and last mile opportunities will be considered A Construction Management Plan must be provided for developments of: • 20 dwellings or more; • 500m2 or more of non-residential floorspace; or • any size in a location where construction activities are likely to have a significant impact on the adjacent or surrounding road network A Construction Management Plan should set out how the construction phase of the development will be managed and in particular: • Time of operations • Noise Operations • Abatement Noise Techniques • Monitoring Noise Levels • Vibration Levels • Dust Levels • Wheel washing arrangements • Rodent Controls • Community Liaison • Traffic management incl. deliveries and contractors vehicles • Waste Materials Planning permission will only be granted if the City Council is satisfied that adequate and appropriate transport-related measures will be put in place

Motor vehicle parking

Residential developments In Controlled Parking Zones (CPZs) or employer-linked housing areas (where occupants do not have an operational need for a car) where development is located within a 400m walk to frequent (15 minute) public transport services and within 800m walk to a local supermarket or equivalent facilities (measured from the mid-point of the proposed development) planning permission will only be granted for residential development* that is car-free In all other locations, planning permission will only be granted where the relevant maximum standards set out in Appendix 7.3 are complied with The need for disabled parking must be considered in all residential developments in accordance with the standards set out in Appendix 7.3 Parking for car club vehicles must be provided in all residential developments with the standards set out in Appendix 7.3 Non-residential developments The parking requirements for all non-residential development, whether expansions of floorspace on existing sites, the redevelopment of existing or cleared sites, or new non-residential development on new sites, will be determined in the light of the submitted Transport Assessment or Travel Plan, which must take into account the objectives of this Plan to promote and achieve a shift towards sustainable modes of travel The presumption will be that vehicle parking will be kept to the minimum necessary to ensure the successful functioning of the development In the case of the redevelopment of an existing or previously cleared site, there should be no net increase in parking on the site from the previous level and the Council will seek a reduction where there is good accessibility to a range of facilities Where the proposal is for the expansion of an existing operation on an existing large site, a comprehensive travel plan should be submitted that looks at the development in the context of the whole site, and demonstrates that opportunities will be sought to enhance and promote more sustainable travel to and from the wider site The Travel Plan will be kept under review to ensure that future opportunities to encourage a shift towards sustainable modes of travel are taken *For the purposes of this policy, residential development includes C3 dwellings, C4 and Sui Generis, Houses in Multiple Occupation, and all C2 development (residential institutions)

Bicycle Parking

Planning permission will only be granted for development that complies with or exceeds the minimum bicycle parking provision as set out in Appendix 7.3 Provision of bicycle parking lower than the minimum standards set out in Appendix 7.3 may be acceptable for new student accommodation that is located close to the institution where most of its occupants will be studying and/or where it is adequately demonstrated through a transport assessment that there is existing unused cycle capacity available, in appropriate locations and of an appropriate design standard on site, to accommodate the increased number of bedrooms Bicycle parking should be well designed and well-located, convenient, secure, covered (where possible enclosed) and provide level, unobstructed external access to the street. Bicycle parking should be designed to accommodate an appropriate amount of parking for the needs of disabled people, bicycle trailers and cargo bicycles, as well as facilities for electric charging infrastructure For new non-residential development, the City Council will seek the provision of showers and changing facilities in accordance with the thresholds and minimum standards set out in Appendix 7.3 Where opportunities to do so arise in relation to development, consideration should be given for the provision of space for storage of dockless bicycles