Oxford Local Plan 2001-2016

ADOPTED OXFORD LOCAL PLAN 2001-2016
NOVEMBER 2005
CONTENTS
Page
Preface i
Contents 1
1.0 Introduction 3
2.0 Core Policies 9
3.0 Transport 31
4.0 Natural Environment 47
5.0 Historic Environment 63
6.0 Housing Provision 71
7.0 Housing Policies 77
8.0 Economy 91
9.0 Health and Hospitals 99
10.0 Education 105
11.0 Sport, Outdoor Recreation and Community Facilities 117
12.0 Retail & Commercial Leisure 129
13.0 Tourism and the Arts 143
14.0 Development Sites 149
Appendices 199
Glossary 235
The Local Plan should be read as a whole. Proposals will be judged against all relevant policies. 1
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This is a blank page.
2 The Local Plan should be read as a whole. Proposals will be judged against all relevant policies.
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1.0 Introduction page
1.1 Context 4
1.2 Role and Purpose of the Plan 4
1.3 National, Regional and Strategic Context 5
1.4 Using the Plan 6
1.5 Supplementary Planning Documents 6
1.6 Sustainability Appraisal 7
1.7 City Council’s Vision 7
1.8 Preparation of the Plan and Public Consultation 8
1.9 Monitoring 8
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1.1 Context
1.1.1 The importance of Oxford's architectural heritage needs no elaboration. There is also
a significant natural heritage which forms the green framework for the famous views into and
out of Oxford, and also offers a concentration of Sites of Special Scientific Interest (SSSIs) that
is probably unmatched by any other urban area.
1.1.2 Oxford has a resident population of approximately 145,000. It also has a huge
housing need, even when compared with other cities in the South East region. Oxford has a
large student population, with an estimated 27,000 at the two Universities alone.
1.1.3 Oxford has several important functions:

• a centre of higher education (with two universities);
• a major shopping centre;
• a tourist centre;
• a centre for public services; and
• a centre of manufacture.
1.1.4 Oxford is one of the largest employment centres in the South East with up to 100,000
jobs. It plays an important role in the South East regional economy, which in turn makes a key
contribution to the nation's Gross Domestic Product (GDP).
1.1.5 Oxford is well located, with easy access to international airports (Heathrow, Gatwick,
Birmingham and Luton), the railway network, and the M40 motorway. Oxford is within the
M3/M40 wedge, and forms one end of the Oxford-Cambridge arc.
1.1.6 Oxford has a high level of in-commuting, with about half its workforce living outside its
boundary. With more than 5 million visitors a year, a large sub-regional catchment area for
shopping and other services, and a rapidly growing population, these have major implications
for planning policy in Oxford.
1.1.7 As well as a City famous for its architecture and University, there is another, less well
known Oxford, which has pockets of high unemployment, many houses in multiple-occupation,
and homelessness.
1.2 Role and Purpose of the Plan

1.2.1 This Local Plan sets out the policies and proposals for future development and land
use in Oxford for the period 2001 to 2016.
1.2.2 The Plan’s objective is to promote positive measures to improve the local
environment and to meet the needs of local communities. The Plan needs to control
development, that might harm the environment, and also needs to encourage remedial action
where damage has already occurred.
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1.2.3 The purposes of this Plan are:

• to interpret National, Regional, and Strategic planning policies and to relate them to
Oxford;
• to set a clear framework and policies against which planning applications in Oxford
can be assessed;
• to set a clear framework for co-ordinating the provision of infrastructure and public
and private investment in Oxford;
• to bring planning issues before the public for debate;
• to set clear objectives for the City Council to achieve, in terms of the development
and improvement of the physical environment;
• to deliver the long-term vision for Oxford.
1.2.4 The Local Plan will be implemented by the City Council acting as Local Planning
Authority in the determination of planning applications in accordance with the Development
Plan. The Town and Country Planning Act 1990 (as amended) requires that when determining
an application it shall be in accordance with the Development Plan unless material
considerations indicate otherwise. The Development Plan for Oxford comprises this Local
Plan, the Oxfordshire Structure Plan and Oxfordshire's Mineral and Waste Local Plans.
Oxfordshire County Council is the Local Planning Authority for mineral extraction and waste
disposal applications.
1.2.5 This Plan has been prepared under the Town and Country Planning Acts 1990 and
1991, and the Town and Country Planning (Development Plan) (England) Regulations 1999. In
preparing this Plan the City Council has also considered the changes to the planning system
introduced by the Planning and Compulsory Purchase Act 2004 (P&CPA). Under the P&CPA,
local plans are replaced by Local Development Frameworks, so the City Council will need to
review this Plan to meet the requirements of the P&CPA. The City Council has prepared a
Local Development Scheme, which sets out a programme for the review of the Local Plan.
1.3 National, Regional and Strategic Context

1.3.1 National planning policy gives comprehensive general guidance on all aspects of
development, and identifies issues where local plans have a role in interpreting national
guidance. This Plan takes account of all relevant Government advice in Planning Policy
Guidance notes (PPGs), Planning Policy Statements (PPSs), Circulars and best practice
advice. As far as possible, the Plan takes account of any subsequent review of Government
advice.
1.3.2 In 2001, Regional Planning Guidance for the South East (RPG9) was published. This
document is to be superseded by the South East Plan (Regional Spatial Strategy), which has
been prepared by the South East England Regional Assembly. The Regional Spatial Strategy
sets out the vision and policies for the South East Region to 2026, and also provides the
context for the production of the City Council’s Local Development Framework.
1.3.3 The City Council in drafting this Plan has made the ‘permitted assumption’ (Town and
Country Planning Act 1990) and has interpreted the deposit Structure Plan as though it was the
adopted Structure Plan. The Oxford Local Plan 2001-2016 was issued with a certificate of
General Conformity with both the adopted and emerging Oxfordshire Structure Plan (which was
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adopted on the 21st October 2005). The Plan also takes account of the Oxfordshire Local
Transport Plan 2001-2006 produced by Oxfordshire County Council.
1.4 Using the Plan

1.4.1 The Plan consists of this Written Statement and a Proposals Map. The Written
Statement begins with a description of the Core Policies, followed by sections on specific
development issues and finally a section on all the major development sites. Where policies
relate to specific sites or areas, they are shown on the Proposals Map. The text gives the
reasoned justification for the policies, which are set in bold against a shaded background.
1.4.2 To avoid repetition, policies for particular uses or sites do not duplicate the contents
of the other policies in this Plan, or the Development Plan as a whole. Individual policies set
out in this Plan cannot be read in isolation, but need to be considered with other policies in this
and other plans.
1.4.3 The Proposals Map defines areas that relate to specific policies and proposals
described in the Written Statement. It comprises an Oxford-wide Plan and a City centre Inset
Plan. The key to the Proposals Map includes cross-references to the relevant policies.
1.4.4 At the end of the Plan, a series of Appendices and a Glossary set out definitions of
terms used in the Plan.
1.5 Supplementary Planning Documents

1.5.1 Supplementary Planning Documents (SPDs) provide further advice on matters
included in the Plan. SPDs can focus on specific sites, and also on citywide issues such as
affordable housing. The City Council will prepare SPDs from time to time and will undertake
consultation with the public during the development of any SPD. Planning Officers will use
SPDs as a material consideration in determining planning applications, so applicants should
ensure they supply enough evidence in their planning applications to demonstrate that they
have considered and met the requirements of the SPDs.
1.5.2 The Council has also prepared some Supplementary Planning Guidance notes (SPG).
Although SPGs will eventually be replaced by SPDs under the new system, during the
transitional period some SPGs will still carry weight and be a material consideration in
determining planning applications. Further information as to the relevant SPGs / SPDs will be
provided by Council Officers at the time of a planning application. The Oxford Local
Development Scheme 2005-2008 sets out the status of existing SPGs and the timetable for
preparing SPDs.
1.5.3 The City Council has identified a number of sites where development is likely to come
forward during the life of this Plan. Development Guidelines have been produced for some of
these sites. During the life of this Plan other sites may come forward, and it is the City
Council’s intention to produce Development Guidelines for sites where appropriate. The
Guidelines will be an important material consideration when determining a planning application
on such sites.
1.6 Sustainability Appraisal
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1.6.1 Economic, social and environmental issues are inextricably linked. The 'Strategy for
Sustainable Development in the UK' focuses on the simple idea of a ‘better life for everyone,
now and for generations to come’. The national strategy develops this concept into four
objectives for sustainable development:
• social progress which recognises the needs of everyone;
• effective protection of the environment;
• prudent use of natural resources; and
• maintenance of high and stable levels of economic growth and employment.
Local Plans have a role in meeting these objectives.
1.6.2 This Plan must also be considered against the vision for the South East as set out in
Regional Planning Guidance, RPG9. This Guidance aims to:
• encourage economic success;
• ensure a higher quality of environment through the management of natural resources;
• offer opportunity and equity for the Region's population; and
• establish a more sustainable pattern of development.
It focuses on:
• enabling urban renaissance;
• promoting regeneration and renewal;
• concentrating development in urban areas;
• promoting a prosperous and multi-purpose countryside; and
• promoting wider choice in travel options, so reducing reliance on the private car.
1.6.3 The Local Plan aims to achieve the sustainability objectives of both documents
outlined above, in so far as they are relevant to Oxford. It is via the rigorous application of
sustainable development principles that the economic, social and environmental well-being of
Oxford can be maintained and enhanced.
1.6.4 The City Council is required to consider the environmental implications of proposals
and policies in this Plan. We have used the list of ‘sustainability criteria’ in developing the Local
Plan policies and proposals. The Sustainability Appraisal of the Second Draft Oxford Local
Plan is published as a separate document.
1.7 City Council’s Vision

1.7.1 This Plan contributes to the delivery of the City Council’s vision, which aims to:
• improve the environments where people live and work;
• make Oxford a safer City;
• provide more affordable housing;
• create local prosperity and sustain full employment;
• improve transport and mobility;
• improve dialogue and consultation;
• provide more and improved affordable leisure activities.
1.8 Preparation of the Plan and Public Consultation
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1.8.1 The Plan has been prepared following extensive public consultation. The City
Council has sought to involve a wide range of stakeholders through various participation
techniques. The results of the consultation indicated broad support for the main thrust of the
Plan’s policies. Details of how and who were consulted are included in a separate document,
‘Oxford Local Plan 2001 to 2016 - Statement of Public Consultation’.
1.8.2 In addition to the public comments received, a wide of range of information was
considered in determining the final content of the Plan. Planning is ultimately a balancing
exercise which seeks to deliver developments that will meet the needs of the wider community
while trying to protect Oxford’s natural and built environment.
1.9 Monitoring
1.9.1 The Government requires local planning authorities to keep under review matters that
may affect the development and planning of their area. Monitoring is critical in developing and
implementing a sound policy framework to achieve overall land-use objectives and is key to
policy development and review. An Annual Monitoring Report will detail the results and be
submitted to the Secretary of State by the end of December each year, starting in 2005.
1.9.2 Regular monitoring will be essential to establish how the Plan is working in practice, by
assessing whether the policies set out are being sufficiently implemented on the ground and
have the desired effect. Monitoring will take place continuously and may result in changes to
the Plan.
1.9.3 As far as possible, the policies and proposals in this Plan are stated in a way that will
facilitate monitoring and review. Monitoring will provide the information necessary to review the
Local Plan, and to keep it up to date. Monitoring information should be used to determine:
• whether the policies are still appropriate to the Plan’s aims and objectives;
• whether the policies are actually being implemented;
• whether the assumptions behind the policies remain valid;
• the pace of development;
• whether the policies are achieving their objectives.
1.9.4 The baseline date of information in the Plan, including the planning status of individual
sites, is 1st April 2001. This information will be updated annually as part of the monitoring
programme.
1.9.5 Monitoring may indicate that a particular part of the Plan requires some more detailed
guidance. This would be identified in the Local Development Scheme (LDS) and will be
addressed through the publication of SPDs, development guidelines or an Area Action Plan.
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Page
2.0 Core Policies
2.1 Introduction 10
2.2 Future Development of Oxford 10
General Policies
2.3 Use of Planning Policies 11
2.4 Development Proposals 12
2.5 Planning Obligations 12
Location Policies
2.6 Limiting the Need to Travel and the Sequential Test 13
2.7 Limiting the Need for Greenfield Development and the Sequential 14
Approach
2.8 Mixed-use Developments 15
Design Policies
2.9 Efficient Use of Land and Density 15
2.10 Urban Design 17
2.11 Achieving Quality Design 17
2.12 Designing out Crime 21
2.13 Accessibility 22
2.14 Public Art 22
Environmental Opportunities
2.15 Energy Efficiency 23
2.16 Use of Renewable Energy 24
2.17 Recycling Facilities and Use of Recycled Materials 24
2.18 Natural Resource Impact Analysis 25
Environmental Impacts
2.19 Pollution 26
2.20 Contaminated Land 28
2.21 Air Quality Management Area 28
2.22 Telecommunications 29
2.23 Temporary Buildings 30
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2.1 Introduction
2.1.1 The Core Policies form the heart of the Oxford Local Plan, and set out the strategy
the City Council will apply in promoting and controlling development throughout Oxford. These
policies set the overall context in which the following detailed sections need to operate, and
overarch the other policies in the Plan.
2.1.2 Sections 3.0 to 14.0 of the Plan contain criteria-based policies that are intended to
shape development and deliver the overall strategy of the Core Policies. These sections cover
key issues such as residential development, employment, transport and the historic
environment.
2.2 Future Development of Oxford

2.2.1 The Local Plan sets out a vision for the future development of Oxford during the Plan
period. The policies set the framework for implementing the vision.
2.2.2 The Local Plan recognises the strengths of Oxford as a historic city and aims to build
on them. These are:
• the high quality of the built and natural environment;
• the diversity of the economic base;
• the compact nature of Oxford, and its accessibility; and
• the reputation of the health care and education institutions.
2.2.3 However, sustaining the health and well being of Oxford's residents, workforce and
visitors now and in the future brings various problems. With this in mind, the Plan seeks to:
• provide decent accommodation for all, taking into account the changing household
profile and housing need;
• improve accessibility for all, in and around Oxford, by modes of transport other than
the private car;
• improve the range and quality of local services across Oxford;
• enhance the historic, cultural and attractive areas of Oxford;
• regenerate areas;
• reduce the consumption of non-renewable energy;
• conserve and enhance the bio-diversity in Oxford;
• promote urban design of high quality;
• conserve important open spaces; and
• minimise the opportunities for crime and anti-social behaviour.
2.2.4 Development in Oxford over the life of the Plan should contribute to this overall vision.
It is vital to Oxford’s future prosperity that residential development should produce affordable
and smaller dwellings. Other development should aim to regenerate and improve existing
services, with a particular emphasis on ensuring more local facilities, or provide new modern
services. This may typically mean the provision of more and smaller retail, commercial, and
employment spaces. Development in Oxford is also likely to result in denser patterns of land
use and involve more mixed-use developments.
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2.2.5 The City Council will require developments to be sustainable. This relates to their
location, use, accessibility, design, use of materials, and visual and environmental impact.
2.2.6 Development should be directed to previously developed sites to avoid loss of un-
developed open spaces. Higher density developments with a vertical mix of uses (different
uses on different levels) would be considered suitable where they are well served by local
shops and services and where they are realistically accessible by walking, cycling and public
transport.
2.2.7 Residential development will form the bulk of development proposals in Oxford. The
City Council will seek residential development specifically designed to suit smaller households
in the private market, and to provide both affordable and key worker housing.
2.2.8 Almost all development sites of significant size are likely to be suitable for mixed-use
developments. The City Council expects larger development proposals to meet, as far as is
possible, their own requirements for employment, convenience retail and community facilities.
General Policies
2.3 Use of Planning Policies
2.3.1 All planning applications will be determined in accordance with the relevant policies in
the development plan unless other material considerations indicate that there should be an
exception to these policies. To avoid repetition, individual policies do not duplicate the contents
of other policies in this Plan, nor other policies in the Development Plan. Therefore, individual
policies cannot be read in isolation.
2.4 Development Proposals
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2.4.1 The City Council expects new development to enhance the quality of the
environment. Policy CP.1 is central to the purpose of the Local Plan, and will be applied to all
development, irrespective of the proposed use.
POLICY CP.1 - DEVELOPMENT PROPOSALS

Planning permission will only be granted for development which:
a. shows a high standard of design, including landscape treatment, that respects
the character and appearance of the area; and
b. uses materials of a quality appropriate to the nature of the development, the
site and its surroundings; and
c. is acceptable in respect of access, parking, highway safety, traffic generation,
pedestrian and cycle movements including, where appropriate, links to
adjoining land; and
d. provides buildings and spaces with suitable access arrangements and
facilities for use by all members of the community with special access needs.
Where relevant, development proposals must also:

e. retain and protect important landscape and ecological features, and provide
for further landscape treatment where appropriate to the nature of the area or
to safeguard the local amenity; and
f. retain important open spaces of recreational or amenity value or both; and
g. preserve or enhance the special character and setting of listed buildings and
conservation areas; and
h. preserve the site and setting of Scheduled Ancient Monuments or sites of
special local archaeological significance; and
i. safeguard public rights of way and the amenities of adjoining land users and
occupiers, including the provision of alternative rights of way of equal or
enhanced quality.
2.5 Planning Obligations

2.5.1 The City Council will seek planning obligations where they are necessary to secure
planning permission, relevant to planning and directly related to the proposed development.
The obligation should also be fair and reasonably related in scale and kind to the proposed
development, and reasonable in all other respects.
2.5.2 The Government believes that an effective planning obligation system should
enhance the quality of the development and the wider environment, and ensure that the
proposal makes a positive contribution to sustainable development, providing social, economic
and environmental benefits to the community as a whole. Planning obligations should help to
ensure an increased supply of affordable housing, provision of public space, and the facilities
and infrastructure, including schools and libraries, needed to accommodate growth.
2.5.3 The Government believes that planning obligations should be used as a positive tool
to help achieve planning objectives. The City Council considers this to be the right approach
for Oxford in the present circumstances.
2.5.4 In some cases the City Council may need to consider the cumulative impact of
individual applications when assessing off-site (or on-site) infrastructure requirements and other
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planning obligations, such as affordable housing. Contributions sought from a particular

development will be limited to what is fairly and reasonably related in scale and kind to:
a. the cumulative impact arising from the relevant scheme; and if necessary
b. address any immediate unacceptable short-term problems.
2.5.5 The City Council will produce a Supplementary Planning Document on the use of
planning obligations, which will take account of Government advice and also the County
Council’s guidance note “Infrastructure and Service Needs for New Development.”
POLICY CP.2 - PLANNING OBLIGATIONS

Planning permission will only be granted when the City Council is satisfied that the
direct physical, social and economic infrastructure, or other measures necessary to
mitigate against the adverse impact of developments (including a proportional
contribution to address the cumulative impact of the proposed development) and the
relevant policy aims of the Development Plan, will be provided. The City Council,
where appropriate, will seek to secure such measures through planning obligations.
Location Policies
2.6 Limiting the Need to Travel and the Sequential Test
2.6.1 New development should be located with a view to minimising travel journeys,
encourage energy-efficient modes of transport, reduce pollution, avoid congestion to main
traffic routes, and promote sustainable ways of life. Development should be located at the
centre of the population it is designed to serve.
2.6.2 The City Council considers that all developments that attract a large number of
people should offer a realistic choice of access by walking, cycling or public transport.
Developments should not be designed or located on the assumption that the private car is an
acceptable means of access for the majority of people.
2.6.3 Therefore, the City Council will consider the need (generally meaning in the public
interest) rather than the demand for the development. A failure to demonstrate that the
development is needed, and that a sequential approach (see below) has been applied in
selecting the application site, would justify the refusal of planning permission. There is a limited
amount of space in locations that can be accessed by sustainable means and attract a large
amount of people.
2.6.4 In considering planning applications for development that would attract a large
number of people, the City Council will adopt a sequential test by which the applicant must
demonstrate that the development could not be more sustainably accommodated in the
following locations and in the following order of priority:
• first, locations in existing centres, taking account of the appropriate scale of
development in relation to the centre; and then
• edge-of-centre locations.
2.6.5 The City centre and the four District centres are defined on the Proposals Map. The
City centre and District centres contain, and should retain, a wide range of uses that need to be
accessible to a large number of people, including employment, shopping, offices of local
government, leisure, entertainment and higher education. While retailing should continue to
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underpin these centres, it is only part of what ensures their health. These centres should
provide a broad range of facilities and services, and act as a focus for both the community and
for public transport.
2.6.6 The City centre, and then the edge-of-City centre sites should be the main location for
developments which attract a large number of people, and serve a wider area than just one
district council (i.e. the Country Towns and the sub-regional area). The District centres, and
then edge-of-District centres should be the location for smaller-scale facilities serving district
and local neighbourhood needs.
2.6.7 It is considered there is unlikely to be a need to permit any new out-of-centre sites for
developments that would require a large number of people to travel by private car.
POLICY CP.3 - LIMITING THE NEED TO TRAVEL

Planning permission will only be granted for employment, retail, education, leisure and
other developments that attract a large number of people when the City Council is
satisfied that:
a. there is a need for the development;
b. the location of the proposed development is in the most sustainable location
when assessed against the sequential test. For large developments, the City
Council would also need to be convinced that the purpose of the
development could not be equally well served by several smaller
developments in more sustainable locations; and
c. the location is realistically accessible by walking, cycling or public transport
for the majority of people travelling to the site.
The City centre and the four District centres are defined on the Proposals Map.
2.7 Limiting the Need for Greenfield Development and the Sequential
Approach
2.7.1 The City Council has undertaken several studies to assess the various land use
needs within Oxford. These include:
• urban capacity study;
• retail needs;
• employment needs;
• needs of the University of Oxford;
• needs of Oxford Brookes University; and
• needs of the various Hospital Trusts.
2.7.2 As a result, to achieve key planning objectives, a limited amount of greenfield land
has been allocated for particular developments in this Plan. The City Council considers that
any additional greenfield land development would be inappropriate, and would conflict with the
aims of urban renaissance.
2.7.3 The City Council has adopted a sequential approach to assessing the development
potential of sites and the redevelopment potential of existing buildings.
2.7.4 In deciding which sites to allocate for different types of development, the City Council
has assessed the potential and suitability for development against the following criteria:
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• the availability of previously-developed sites, and empty or under-used buildings, and

their suitability for different uses;
• the location of potential development sites for other uses, such as residential use,
employment and retail and their accessibility by modes of transport other than the
car; and how far accessibility could be improved;
• the capacity of existing and potential infrastructure, including public transport, water
and sewerage, other utilities and social infrastructure (such as schools and hospitals),
to absorb further development and the cost of adding further infrastructure;
• the ability to build communities, to support new physical and social infrastructure and
to ensure sufficient demand to sustain appropriate local services and facilities;
• the physical and environmental constraints on development of land, such as the level
of contamination, stability and flood risk.
2.7.5 The various needs of Oxford will be reviewed regularly throughout the life of this Plan.
If it becomes necessary to release further greenfield land, then this will be carefully phased and
managed through a review of this Plan. Ad hoc release of individual sites or proposals would
not accord with the Plan.
POLICY CP.4 - GREENFIELD DEVELOPMENT

Planning permission will only be granted for development of greenfield (previously
undeveloped) land which is specifically allocated for that purpose in this Plan.
2.8 Mixed-use Developments

2.8.1 Maintaining or increasing the mix of uses in an area can help create vitality and
diversity, and at the same time reduce the need to travel. The City Council seeks to promote
and retain a mix of uses, particularly in areas which are realistically accessible by walking,
cycling or public transport, are close to local facilities, and contribute positively to the
surrounding physical and social infrastructure.
POLICY CP.5 - MIXED-USE DEVELOPMENTS

Planning permission will only be granted for development which maintains or
enhances the mix of uses which are appropriate to that particular area.
Design Policies
2.9 Efficient Use of Land and Density
2.9.1 As a result of the limited amount of land available for all development in Oxford, it is
essential that development proposals ensure an efficient and appropriate use of land.
Developing suitable sites to their best advantage can ease the pressure for development on
land elsewhere in Oxford.
2.9.2 Efficient use of land is a fundamental aspect of good urban design. Density influences
the intensity of development and, in combination with the use or mix of uses, can affect a
place’s vitality and viability.
2.9.3 While the City Council will encourage high densities, we also recognise the need to
avoid ‘town cramming’. Therefore the criteria and objectives of the other design policies in this
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sub-section must be met. The appropriate density for a site will depend on the context and
nature of the proposal. The City Council will generally expect greater intensity of development
on sites with good local facilities and public transport accessibility, such as within the City and
District centres.
2.9.4 Density may not always be a useful measure, particularly on small sites or mixed-use
developments. However, where this measure is appropriate, residential developments should
generally be above 40 dwellings per hectare. The City Council considers that many sites can
be developed at much higher densities than this minimum, and where appropriate the City
Council will expect this.
2.9.5 Some residential proposals will come before the City Council as an outline application
in order to establish the principle of development before the full design of the scheme is known.
In order to allow an outline permission to be granted, but to prevent misunderstanding as to the
number of dwellings permitted, the City Council may impose a planning condition defining a
range of numbers of dwellings considered appropriate for the site. This will allow a good urban
design solution to be developed without the constraints of a pre-determined amount of
development being imposed.
POLICY CP.6 - EFFICIENT USE OF LAND & DENSITY

Planning permission will only be granted where development proposals make
maximum and appropriate use of land.
Development proposals must make best use of site capacity, in a manner compatible
with both the site itself and the surrounding area, as well as addressing the following
criteria:
a. the intensity of development must be appropriate for the use proposed;
b. the scale of development, including building heights and massing, should be
at least equivalent to the surrounding area, although larger-scale proposals
will be encouraged in appropriate locations;
c. opportunities for developing at the maximum appropriate density must be fully
explored;
d. built form and site layout must suit the site’s capacity; and
e. parking levels must be appropriate to the use proposed.
Residential developments should generally be above 40 dwellings per hectare, with
higher density development expected on appropriate sites.
2.10 Urban Design

2.10.1 The need for good urban design is central to good land use planning. Urban design
is the relationship between different buildings; the relationship between buildings and streets,
squares, parks, waterways and other spaces which make up the public domain; the nature and
quality of the domain itself; the relationship of one part of Oxford with other parts; and the
patterns of movement and activity which are thereby established. In short, urban design
encompasses the complex relationship between all the elements of built and un-built space.
Landscape design should be considered as an integral part of urban design.
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2.10.2 The City Council will reject design that does not take account of the types of issues
raised above. Examples include proposals inappropriate to their context, in terms of those
clearly out of scale or incompatible with their surroundings. This should not prevent innovative
or original development proposals from coming forward in appropriate locations.
POLICY CP.7 - URBAN DESIGN

Planning permission will only be granted for developments that demonstrate good
urban design. The applicant must demonstrate that the proposed development is
appropriate for the site and the surrounding area.
2.11 Achieving Quality Design

2.11.1 The City Council’s policies and guidance will help applicants understand and address
urban design objectives and achieve high quality development. Further guidance may be
produced for individual sites, applying these urban design principles.
2.11.2 The City Council wishes to ensure developments are of a suitable quality by seeking
to achieve the following four urban design principles:
• improved quality of life through development that takes into account the needs of its
users;
• buildings and spaces designed together to make a whole which is greater than the
sum of its parts and which enriches local character;
• development that is connected to and integrated with the surrounding area; and
• neighbourhoods laid out to be safe, secure and sociable, that work well for their users
and help to create a community.
2.11.3 The quality of new development is ultimately judged by how:

• efficiently it uses resources;
• long it lasts;
• enjoyable it is to use or visit;
• easy it is to find your way in and through;
• safe and secure it feels;
• the buildings and adjacent spaces are related to each other; and
• attractive it looks as a whole.
Context
2.11.4 New development should respect its neighbours, relate to its local context and
enhance its character. Each new development, of whatever scale, has a potentially significant
effect on the appearance and character of the area. All development is part of the continuing
process of reshaping, infilling, extending or enhancing the built form and landscape of a locality,
to nurture a more coherent and distinctive sense of place.
2.11.5 A building is always seen in relation to its surroundings, not just by itself. An
extension is always seen in relation to its host building. New development should relate to the
siting, scale, form and appearance of surrounding development. The design of development
should respect the defining form and grain of the local area.
NOVEMBER 2005
2.11.6 How far design should be influenced by context will depend on:
• the degree of visibility of the development;
• the sensitivity of its built or landscape setting;
• the coherence and consistency of the setting in terms of spatial quality, building lines,
sky lines, building forms, scale, details, materials, and space between buildings; and
• the design objectives relevant to the specific area.
2.11.7 Some areas have a strongly defined townscape character or possess a very consistent
pattern of development that needs to be respected, while other areas rely on new development
to improve their physical form or bring out their character. Detailed information on the
townscape character of the different parts of Oxford is contained in a report entitled "A
Character Assessment of Oxford in its Landscape Setting”. Further guidance on these matters
will be produced from time to time as a Supplementary Planning Document.
2.11.8 The Council will require high standards of design, and where appropriate will ask for
details of materials and large-scale drawings of architectural detail to ensure an appropriate
appearance.
POLICY CP.8 - DESIGNING DEVELOPMENT TO RELATE TO ITS CONTEXT

All new and extended buildings should relate to their setting to strengthen, enhance
and protect local character. Planning permission will only be granted where:
a. new development is well connected to, and integrated with, the wider area;
b. the siting, massing and design of proposed development creates an
appropriate visual relationship with the form, grain, scale, materials and
details of the surrounding area;
c. building design is specific to the site and its context and should respect,
without necessarily replicating, local characteristics, and should not rule out
innovative design; and
d. proposed development on sites with a high public visibility enhances the
style and perception of the area, particularly by retaining features which are
important to, and remove features which detract from, the character of the
local area.
In addition, in and adjacent to conservation areas, new development needs to have

special regard for the character and appearance of the area.
Public Realm
2.11.9 The public’s main experience of buildings is from public streets and spaces next to
buildings, so new development makes an important contribution to the quality of the ‘public
realm’. However, not only frontage elevations are important. Building design must take
account of anywhere that the building can be seen from, so side and rear elevations need to be
considered.
2.11.10 Development form and layout is the key to creating successful and sustainable
places. The three-dimensional form, the quality of space and the variety of land use activity
generates a sense of place. Clear boundaries between public and private space, visible routes
and windows on the street make places usable and safe, with fewer opportunities for crime.
Footpaths and alleyways should be designed to avoid dark and hidden areas and should follow
a direct route.
NOVEMBER 2005
2.11.11 Site appraisal will indicate features that will need to be incorporated in the site plan.
Good design includes retaining and converting existing buildings, structures and landscape
features of value.
POLICY CP.9 - CREATING SUCCESSFUL NEW PLACES

Development proposals should be designed to create a successful living and working
environment and achieve high quality public spaces. Planning permission will only be
granted subject to whichever of the following factors are relevant to the development:
a. building blocks, routes and spaces are clearly inter-related;
b. the development layout shows the way for pedestrians and cyclists to move
through without obstruction;
c. public spaces are clearly distinguished from private areas;
d. individual buildings are seen as part of a group creating a sense of
enclosure;
e. street and building layouts are such that slow traffic movement is
encouraged;
f. building frontages define streets, squares and green spaces; whether
reinforcing an existing space or forming a wholly new space;
g. building fronts are ‘active’ (allowing people to go in and out or look in and
out) with entrances and windows next to public streets and spaces;
h. shared road surfaces, where the carriageway may be safely shared with
pedestrians, are included in the design;
i. non-residential vehicle parking and servicing are placed away from street
fronts;
j. outdoor spaces are usable, safe and pleasant;
k. threats of crime, insecurity or neglect are designed out;
l. adverse micro-climate effects (e.g. pockets of cold, heat, dazzle, wind or
shade) are avoided;
m. plant and machinery are integrated into building design;
n. unacceptable levels of light and noise nuisance are avoided; and
o. existing site features of value, whether natural, functional, historic or local
character, and existing routes or views into and out of the site are properly
respected and incorporated into the development proposal.
Where the City Council considers a site has potential to improve the transport
network, it will seek to improve or introduce routes to and through the site for use by
pedestrians, cyclists and public transport, benefiting the wider public.
Function
2.11.12 Through careful site planning, buildings and activities should be arranged to ensure
the most efficient use of land. Roads, street lighting, power and telephone cables etc. must be
carefully placed in relation to features of the site.
2.11.13 Access points should connect with the existing network of roads and paths and allow
a logical layout of accommodation on the site.
2.11.14 The City Council will safeguard the amenities of the occupiers of properties
surrounding any proposed development. This is particularly important for existing residential
property. New development can block light, have an overbearing effect, overlook adjoining
properties or jeopardise their security. So the siting, size and orientation of the proposed
NOVEMBER 2005
structures and the presence of plant and machinery should not affect the privacy, light, outlook
or security of occupiers of adjoining properties.
POLICY CP.10 - SITING OF DEVELOPMENT TO MEET FUNCTIONAL NEEDS

Planning permission will only be granted where proposed developments are sited to
ensure that:
a. access to the site is practicable, with priority given to pedestrians and
cyclists;
b. circulation within the site, and site entrances, give priority to pedestrians and
cyclists;
c. outdoor needs are properly accommodated, including private amenity space,
screened refuse and recycling storage, servicing and parking;
d. street frontage and streetscape are maintained or enhanced or created;
e. buildings are orientated to provide satisfactory light, outlook, and privacy;
and
f. the use or amenity of other properties is adequately safeguarded.
Landscaping
2.11.15 Hard and soft landscape make a major contribution to the attractiveness of a
development. The layout and treatment of the surrounding space will determine the way
people use and move through the space and how it will contribute to the character of an area.
All outdoor spaces should be landscape designed as an integral part of the development
proposal to enhance the function and character of the spaces and help integrate the
development into its surroundings.
POLICY CP.11 - LANDSCAPE DESIGN

Planning permission will only be granted where:
a. the landscape design relates to the function and character of the spaces and
surrounding buildings;
b. existing trees, shrubs, hedges and water features of significant landscape
value are incorporated alongside new planting;
c. buildings and paved surfaces are located far enough from existing trees and
hedges to avoid damage to roots from sub-surface works;
d. all boundary edges or fences are designed as an integral part of the
development and surrounding area;
e. paving and location of street furniture are designed to make walking and
cycling easy, improve pedestrian safety, give an uncluttered appearance, and
make use of good quality materials to enhance their setting; and
f. the landscape design enhances ecological value, wherever possible.
NOVEMBER 2005
Proposed new planting must be properly established and maintained in the long term.
This will be controlled by planning condition or planning obligation.
When development is permitted near trees, protection during site works will be
necessary. Tree protection measures, required by planning condition, will be
approved provided they comply with British Standard 5837 - Trees in Relation to
Construction or any subsequent amended standard.
2.12 Designing Out Crime

2.12.1 The design of the built environment should aim to reduce the opportunity for crime.
Sound security principles should accompany all new development, and it is also important that
solving one problem does not create another elsewhere. A careful balance needs to be struck
between creating attractive new places and crime prevention measures.
2.12.2 The principles for creating safe environments are:

• surveillance - direct and indirect viewing of public space by occupiers of
developments passers by;
• territoriality – a sense that a place belongs to the community occupying it, to create a
feeling of neighbourhood and to encourage surveillance over areas of defensible
space;
• style - to improve the way buildings are perceived and avoid stigma;
• avoiding a hostile atmosphere among occupiers or neighbours, which creates a
feeling of insecurity.
2.12.3 The need to avoid unacceptable criminal activity and anti-social behaviour, including
matters relating to safety and the fear of crime, will be important considerations in determining
applications for changes of use and in respect of related planning conditions.
POLICY CP.12 - DESIGNING OUT CRIME

Planning permission will not be granted for development proposals, including
changes of use, which would be likely to give rise to unacceptable criminal activity or
anti-social behaviour.
Planning permission will only be granted for new development which is designed to:
a. reduce the feeling of insecurity; and
b. maximise natural surveillance of public spaces from occupiers of buildings
and visitors or passers-by outside; and
c. provide adequate and appropriate lighting, particularly at meeting places and
along pedestrian and cycle routes; and
d. encourage social contact, support the principles of neighbourhood watch,
and designed to meet the criteria of the 'secured by design' award.
2.13 Accessibility
NOVEMBER 2005
2.13.1 The City Council considers it essential that all new development in Oxford should be
accessible to all members of the community, including people with children, elderly people, and
people with disabilities, and that their needs are incorporated into the design of new facilities.
We particularly stress the need to provide suitable means of access, parking and toilet facilities
for people with disabilities.
2.13.2 Access into buildings and provision of facilities for disabled people are to some extent
controlled by Part M of the Building Regulations, although it does not usually apply to
alterations and changes of use in around 70% of non-dwelling planning applications.
Developers should consider the needs of people with disabilities early in the design process
and integrate good accessibility into developments. Where Part M of the Building Regulations
does not apply, the City Council will insist, where reasonable, on planning conditions or a legal
agreement to achieve our requirements.
POLICY CP.13 - ACCESSIBILITY

Planning permission will only be granted for development which makes reasonable
provision for access by all members of the community, including people with children,
elderly people and people with disabilities. The City Council will require proposals to
ensure that the particular needs of different groups are incorporated into the design of
new buildings, facilities and the layout of sites.
2.14 Public Art

2.14.1 Public art, integrated with buildings and landscape, is an important cultural asset,
contributing to public enjoyment of Oxford. It can take a wide variety of forms, such as
paintings, sculpture, murals, memorials, street furniture, and facilities for performance arts or
cultural events.
2.14.2 New development offers the opportunity for introducing art into the environment.
Proposed public art should be accessible for public enjoyment, enhance and enliven the
environment, and contribute to the cultural identity of its location. Public art can be designed as
part of the proposed development, or a planning condition can seek further details of its
location and design in relation to the development. Where appropriate, the City Council will
secure public art through planning obligation agreements covering the amount of dedicated
funding, the selection and commissioning of an artist, installation and maintenance.
2.14.3 Normally, art will be incorporated into the fabric of the building, its open spaces or
entrances. In some cases, the City Council may negotiate off-site installation of public art in
strategic locations in the street environment, or public open space. Where appropriate, the City
Council may accept arrangements to implement public art projects in prominent locations by
combining contributions from more than one development. In any event, we will seek public art
that is original, stimulating and of lasting value to both the development and the cultural life of
Oxford.
2.14.4 Public art should be considered from the outset of the design process. Potentially, all
developments could contribute to public art, especially those in prominent public locations. As
a guideline, the City Council will seek approximately 1% of the total development cost to go
towards public art, in line with the ‘Percent For Art’ scheme endorsed by the Arts Council.
However, this amount can increase or decrease depending upon the size, nature and scale of
the proposal.
NOVEMBER 2005
2.14.5 In the context of this policy, the term ‘major development’ refers to proposals for 20 or
more dwellings, or for more than 2,000 m2 of floorspace, or a development that will have a
significant impact on public realm, or a high degree of public access.
POLICY CP.14 - PUBLIC ART

The City Council will seek the provision of public art in association with major
developments (20 or more dwellings, or for more than 2,000 m2 floorspace).
Public art must be incorporated within the development site, or be provided near to the
development.
Where appropriate the City Council will seek the provision of public art, which will be
secured by a planning condition or planning obligation.
Environmental Opportunities
2.15 Energy Efficiency
2.15.1 Energy conservation and renewable energy are central to the principles of
sustainable development, and are a fundamental part of design. Developers should
demonstrate how the schemes have been designed to help to conserve energy by means of
layout, orientation, construction, materials and landscaping of buildings.
2.15.2 Part L of the Building Regulations covers some aspects of energy efficiency and sets
some minimum standards. However, the City Council will seek good design which covers all
aspects of energy efficiency.
2.15.3 The City Council attaches importance to the efficient use of natural resources in new
developments and the re-use of existing buildings.
POLICY CP.15 - ENERGY EFFICIENCY

Planning permission will only be granted for developments which are designed to
optimise energy efficiency. Developments will be assessed against the following
criteria:
a. the use of appropriate materials, siting, form, orientation and layout of
buildings to maximise the benefits of passive solar (or natural) heating,
cooling, lighting and natural ventilation;
b. the use of soft landscaping, including tree planting, to increase summer
shading and reduce heat loss in winter; and
c. the use of energy-efficient, renewable-energy technology, whether new or
traditional, for heating, cooling, power and lighting.
2.16 Use of Renewable Energy

2.16.1 Renewable energy is the term used to describe the energy flows that occur naturally
and repeatedly in the environment, for example from the sun, wind, oceans, plants and water.
NOVEMBER 2005
2.16.2 The Government has planned a range of legislative and commercial incentives to
achieve the target of generating 10% of electricity supplies from renewable resources by 2010.
Government policy is to stimulate the development of new renewable energy sources,
wherever they may be economically attractive and environmentally acceptable, to contribute to:
• diverse, secure and sustainable energy sources;
• a reduction in the emission of pollutants;
• the encouragement of competitive renewable industries.
2.16.3 The City Council will in particular encourage the use of solar panels, photovoltaics
and, where appropriate, wind generators on all developments (both new and existing), and on
residential and non-residential buildings.
POLICY CP.16 - RENEWABLE ENERGY

Planning permission will be granted for renewable energy schemes in appropriate
locations.
2.17 Recycling Facilities and Use of Recycled Materials

2.17.1 One of the key aims for 'sustainability' is to minimise waste. The principle is based on
reducing the quantity of waste produced, recycling the waste which is produced, and re-using
recycled or reclaimed materials.
2.17.2 All new developments that attract a large number of people should include recycling
facilities. They should provide enough space for small recycling areas suitable for facilities,
such as bottle banks, and paper and plastic recycling bins.
2.17.3 One of the problems of home recycling is that internal residential layouts are not
normally large enough for separation and recycling at home. The short-term storage of glass,
paper and plastics can require specific consideration in the kitchen layout. In new residential
development space should be allowed for the home recycling boxes collected by the City
Council.
2.17.4 The City Council will encourage the re-use of re-claimed building materials and the
use of secondary aggregates, screened soil and other recycled materials in all developments.
Developments of 10 or more dwellings, or more than 2,000 m2 of floorspace, must demonstrate
how the design will incorporate the use of secondary materials. Examples of this could be the
use of reclaimed bricks, tiles and timbers, the use of screened soil and wood chips in
landscaping areas, or the use of secondary aggregates in the construction of roads.
2.17.5 Developments, where the design does not incorporate the use of recycled or
reclaimed materials, will be refused planning permission, as they would not help the City
Council in achieving the Government's targets on minimising waste. Policy CP.18 requires
developments above certain thresholds to submit a Natural Resource Impact Analysis (NRIA)
which would include recycled materials.
POLICY CP.17 - RECYCLED MATERIALS

Planning permission will only be granted for developments of 10 or more dwellings, or
non-residential development of 2,000m2 or greater, where the design includes the use
of recycled or reclaimed materials. This may form part of the Natural Resource Impact
Analysis (NRIA).
NOVEMBER 2005
2.18 Natural Resource Impact Analysis

2.18.1 The City Council will encourage all developments to combine resource efficiency and
renewable energy into their design. The sensible use of construction materials, energy-
efficient systems, and high technology appliances can improve living standards and reduce
running costs. Examples include the following facilities:
• grey water recycling systems;
• recycled paper insulation;
• energy management systems;
• natural ventilation;
• solar orientation;
• solar water heating;
• avoidance of air conditioning;
• combined heat and power (CHP) facilities.
2.18.2 Proposed development should use fewer non-renewable resources, re-use materials,
use less energy, and give more consideration to life cycle costs (i.e. the environmental costs of
materials, source, transport, construction method and running costs). It is important that
building materials are not toxic.
2.18.3 Developments of 10 or more dwellings or non-residential developments of 2,000 m2

or greater must submit a Natural Resource Impact Analysis (NRIA). The NRIA should explain
how the use of natural resources has been minimised in the project through energy efficiency,
use of renewable energy, recycling and use of recycled materials. Large- scale developments
which do not adequately address the NRIA in their design will be refused planning permission.
2.18.4 The City Council will, from time to time, publish Supplementary Planning Documents
on the requirement for, and content of, a Natural Resource Impact Analysis (NRIA), and give
examples of good practice in applying the above principles to different types of development
proposals.
POLICY CP.18 - NATURAL RESOURCE IMPACT ANALYSIS

Developments of 10 or more dwellings or non-residential developments of 2,000 m2 or
more will be expected to submit a Natural Resource Impact Analysis (NRIA), as
detailed in a Supplementary Planning Document. Planning permission will only be
granted for developments, if through the NRIA, the proposal demonstrates careful
attention to, and exploitation of:
a. opportunities for the reduction in energy use;
b. efficiency in the use of energy;
c. the generation of energy from renewable energy sources;
d. the use of renewable resources in general; and
e. the use of recycled or reclaimed materials in their construction.
2.19 Environmental Impacts

Pollution
NOVEMBER 2005
2.19.1 One of the key objectives of sustainable development is to minimise pollution. This
refers to minimising the harm to human health and the environment from noise, vibration,
effluent, fumes and other types of pollution. The City Council will need to be satisfied that
proposals for development will not have unacceptable environmental impacts. Development
should not give rise to unacceptable levels of noise, smell, dust, fumes, light or noxious
emissions affecting areas beyond the site boundary, or to unacceptable levels of air or water
pollution.
2.19.2 The City Council will consider the potential risk of pollution or the possibility that the
development might cause nuisance when assessing planning applications. Prevention is better
than cure. In drafting planning conditions the City Council will take into account the ease of
enforcing them. The City Council will consult various pollution control agencies and the
Environmental Health Section when considering proposals for potentially polluting
developments, or other developments near to a source of pollution. The City Council will seek
to ensure that developers take appropriate measures to minimise environmental impacts.
Nuisance
2.19.3 A policy to define unacceptable levels of environmental impact can only be

considered in general terms. It is impossible to define unacceptable levels of impact in all
circumstances, given the different types of development, locations, land use and their relative
sensitivity.
2.19.4 Where residential development is proposed next to a source of potential nuisance,

such as a noisy road or hazardous materials, the City Council will need to be satisfied that
measures will be implemented to minimise or eradicate the problem, either by works to the
dwelling or by controlling the nuisance at source, if this is within the applicant’s control.
POLICY CP.19 - NUISANCE

Planning permission will be refused for development proposals that cause
unacceptable nuisance. Where such nuisance is controllable, appropriate planning
conditions will be imposed.
Planning permission will not be granted for residential development where the future
occupiers would be likely to suffer from substantial nuisance from noise, dust, fumes,
vibration, light or proximity to hazardous materials, unless adequate protective
measures can be implemented before the development is occupied.
Lighting
2.19.5 The inappropriate use of lighting, including floodlighting, can cause an unacceptable
nuisance and a loss of public amenity. There can also be negative impacts on some types of
wildlife. The City Council will consider the impact of lighting in terms of ‘light spill’, the impact it
will have on the night-time sky, the loss of amenity to residential properties and any impact on
local wildlife. In some circumstances the use of floodlights can lead to longer use of playing
fields, which can create noise and nuisance in addition to light pollution and spillage. In these
circumstances easily enforceable planning conditions may be imposed to control the hours of
operation. The issue of architectural lighting is dealt with in Policy HE.11.
POLICY CP.20 - LIGHTING

Planning permission will not be granted for any development which would result in
unacceptable levels of light pollution and light spillage.
NOVEMBER 2005
Noise
2.19.6 Noise can significantly affect the environment, health and quality of life enjoyed by
individuals and communities. The City Council will seek to ensure that noise sensitive
developments are separated from major sources of noise. We regard residential, education
and health care uses as noise sensitive developments, but may include others, depending on
local circumstances and priorities. In some circumstances noise can also have an adverse
impact on local wildlife and this will also be taken into consideration. In determining planning
applications, the City Council will have regard to the advice in PPG 24, Planning and Noise.
2.19.7 The background level of noise in residential areas and the countryside is often low.
The City Council will pay particular attention to ‘noise creep’ (see glossary) when considering
planning applications.
POLICY CP.21 - NOISE

Planning permission will be refused for developments which will cause unacceptable
noise. Particular attention will be given to noise levels:
a. close to noise-sensitive developments; and
b. in public and private amenity space, both indoor and outdoor.
The City Council will impose easily enforceable conditions to control the location,
design, layout and operation of development proposals to minimise any adverse
impact as a result of noise and its transmission.
Proposals for noise sensitive developments should have regard to:
c. the existing sources of noise, e.g. from roads, railways and other forms of
transport; industrial and commercial developments; sporting, recreation and
leisure facilities;
d. internally generated noise or associated externally generated noise; and
e. the need for appropriate sound insulation measures.
2.20 Contaminated Land

2.20.1 Oxford has a number of closed landfill sites of varying ages, some of which are still
actively producing landfill gas. There are other previously developed sites that have been
contaminated by previous industrial processes.
POLICY CP.22 - CONTAMINATED LAND

Planning permission will only be granted for development on, or near to, former
NOVEMBER 2005
landfill sites or on land which is suspected to be contaminated, where the City Council
is satisfied that there will be no threat to the health of future users or occupiers of the
site or neighbouring land and that there will be no adverse impact on the quality of
local groundwater or surface water quality.
Where necessary, the City Council will require prospective developers to submit
details of an investigation of the site and any remedial measures that need to be
carried out.
The City Council will, where necessary, require the developer to carry out remedial
measures and to verify that the approved measures have been carried out.
2.21 Air Quality Management Area

2.21.1 Local authorities are required to establish Air Quality Management Areas (AQMAs) to
improve air quality where they do not expect air quality objectives to be met.
2.21.2 The City Council has declared an AQMA based on the areas in central Oxford where
the annual mean nitrogen dioxide objective, i.e. above 40 microgrammes per cubic metre, is
unlikely to be met. At March 2004, the AQMA covered: Beaumont Street; Bonn Square; Botley
Road east of the railway bridge; Castle Street; George Street; Gloucester Green bus station;
High Street; Hollybush Row north of St Thomas Street; Hythe Bridge Street; Longwall Street;
Magdalen Street; New Road; Old Greyfriars Street; Park End Street; St Aldate's north of
Thames Street; St Clements Street west of the public car park; St Giles south of Pusey Street;
Speedwell Street; and Worcester Street. This area will need to be kept under review.
2.21.3 The planning system has a role to play in the protection of air quality by ensuring that
land use decisions do not adversely affect the air quality in the AQMA, or in other areas where
air quality objectives are unlikely to be met. A development will be assessed against its direct
effect on air quality, and also the effect of the traffic it generates. Some schemes will in
themselves reduce the air quality in the central area, but will lead to an overall improvement.
An example of this is the Guided Transit Express (GTE) proposal, which is covered in more
detail in Section 3.0, Transport.
POLICY CP.23 - AIR QUALITY MANAGEMENT AREAS

Planning permission will not be granted for development which would have a net
adverse impact upon the air quality in the Air Quality Management Area, or in other
areas where air quality objectives are unlikely to be met.
2.22 Telecommunications
2.22.1 Some telecommunication development may take place as permitted development.
Telecommunication operators wishing to carry out development under the General Permitted
Development Order (GPDO) are advised to carry out discussions with the City Council before
doing so. Pre-application discussions with the City Council should also take place when prior
approval or a full planning application is to be submitted. When seeking planning permission or
prior approval, telecommunication operators are required to provide clear evidence that they
have fully investigated options for using existing buildings, site sharing and alternative sites.
When seeking permission for new sites for telecommunication development, applicants must
demonstrate that they have made provision for future demands and site sharing.
NOVEMBER 2005
2.22.2 Where planning permission is required, the City Council will take account of technical
constraints on locating such equipment, the operational requirements, and the legal obligations
of telecommunications operators. However, this must be balanced against the need to avoid,
as far as possible, the use of unsightly equipment. The planning system should provide for
such development, including new forms of broadcasting. The City Council recognises the
importance of always ensuring the best outcome in environmental terms, particularly when
considering the suitability of mast and site sharing. In addition, developers should minimise any
visual impact through careful siting and sensitive use of materials, colour and design of
telecommunication equipment. They should also look for ways to disguise or camouflage
proposed facilities. Visual impact is of particular concern in listed buildings, conservation
areas, green belt, and areas of safeguarded land.
2.22.3 There is significant public concern about health considerations in relation to

telecommunication development. The siting of telecommunications equipment raises
environmental concerns regarding health and noise issues. However, scientific research on the
health implications of telecommunications development is currently inconclusive. Health
considerations and public concern can in principle be a material consideration in determining
applications for planning permission and prior approval.
2.22.4 Developers can reduce concerns over the health impact of telecommunications
development by submitting information on this matter alongside proposals for new equipment.
This should be in the form of a Health and Radiation Impact Analysis (HRIA) which provides
details on the expected microwave and other radiation from the proposed equipment and how
this relates to the EU ICNIRP guidelines. The City Council will issue further information on the
content of an HRIA, from time to time, as a Supplementary Planning Document.
POLICY CP.24 - TELECOMMUNICATIONS

Planning permission, or prior approval, will only be granted for the installation of
external apparatus necessary for the transmission or receipt of telecommunications
where it is demonstrated that:
a. alternative existing sites are unavailable for site sharing, and applicants have
fully explored the possibility of erecting antennas on an existing building, or
other structure, and have demonstrated the need for the development;
b. the siting and appearance of the apparatus, including any location or
landscape design requirements, have been designed to minimise the impact
on amenity;
c. installations are sited to be as unobtrusive as possible;
d. applicants who propose to carry out telecommunications development have
considered the need to include additional capacity to take account of the
growing demands for network development, including that of other
operators; and
e. applicants have submitted a Health and Radiation Impact Analysis (HRIA).
2.23 Temporary Buildings

2.23.1 The City Council recognises that some organisations with restricted development
funds may need to seek permission for temporary buildings. However, these buildings can
produce particular problems unless they are for a genuinely temporary purpose. The
construction or materials of some temporary buildings may be unsatisfactory for long-term use
and the City Council will not support continued requests to renew permissions for temporary
buildings. Applicants must clearly demonstrate the need for the temporary building and state
NOVEMBER 2005
how long they want it for. For the purposes of this policy, short term is defined as up to five
years.
POLICY CP.25 - TEMPORARY BUILDINGS

Planning permission will only be granted for temporary or portable buildings where
short-term need has been clearly demonstrated, such as on sites already allocated for
permanent development, buildings to house short-term or trial projects, to meet
seasonal or peak demands, for urgent operational requirements, or in connection with
major site development work.
Planning permission for temporary or portable buildings will not be granted where:
a. buildings would adversely affect visual attractiveness, trees or parking
provision; and
b. proposals do not adequately address, where appropriate: landscaping; noise
insulation; access for people with disabilities; relationship to existing
buildings; prejudice future developments; access points; or provide a
suitable external appearance.
Planning permissions for temporary buildings will be subject to a planning condition
that requires the removal of the buildings within a specified time period.
NOVEMBER 2005
3.0 Transport Page
3.1 Introduction 32
3.2 Integrated Transport Strategy 32
3.3 Transport Assessment 33
3.4 Travel Plans 34
3.5 Car-parking Standards 34
3.6 Pedestrians and Cyclists 36
3.7 Powered Two-wheelers 39
3.8 Public Transport 39
3.9 Car Usage 42
3.10 Servicing Arrangements 44
3.11 Freight 44
NOVEMBER 2005
3.1 Introduction
3.1.1 This section is concerned with how the various demands for travel and transport in
Oxford are managed and provided for in a way that is consistent with the achievement of other
policies and proposals in this Plan.
3.1.2 The aim of the City Council's transport policy is to reduce the need to travel,
particularly by private car, and to give people greater choice in the way they travel by walking,
cycling and public transport. To achieve this, proposed development must be appropriate to its
location and it must be recognised that some locations are more suitable for some land uses
than others. Furthermore, measures should be implemented that directly improve travel by
sustainable modes of transport and control private car use.
3.1.3 Development proposals will be carefully considered for their impact on the transport
infrastructure. In accordance with Core Policy CP.2, proposals that are likely to create
significant insoluble transport-related problems will be refused planning permission. However,
if transport and accessibility-related problems could be overcome through suitable highway,
parking or environmental measures, the developer may be invited to pay for, carry out or
contribute towards such measures so that planning permission can be granted.
3.1.4 The Oxfordshire Local Transport Plan (LTP), produced by Oxfordshire County
Council, sets out a five-year strategy for co-ordinating and improving transport, and a
programme for investment and implementation of measures. The overall planning and
transport strategies of the Local Plan and LTP should be consistent in their objectives and
should complement and integrate with one another. Through its planning powers, the City
Council will seek to ensure the LTP's objectives are achieved in Oxford.
3.1.5 Recreational walking, cycling and use of the waterways are dealt with in Section 11.0
on Sport, Outdoor Recreation and Community Facilities.
3.2 Integrated Transport Strategy

3.2.1 Oxford has had a long-term policy of balanced transport provision. In 1972 the City
Council established its Balanced Transport Policy for the provision for walking, cycling, public
transport and car. The policy involved the introduction of five key elements:
• control of parking in the City centre;

• residents' parking schemes;
• bus priority measures;
• facilities for pedestrians and cyclists; and
• park and ride.
3.2.2 From this evolved the current Oxford Transport Strategy (OTS), which focuses mainly
on access to the City centre. The OTS was established in 1993 by the City and County
Councils. Its principles underpin the balanced transport approach and continue the City
Council's policies on controlling car parking and supporting non-car travel as the main means of
access to the City centre. The OTS also includes improvements to the public realm.
NOVEMBER 2005
3.2.3 The principles behind the OTS have been extended to address specific traffic
problems in Headington and Marston. The Headington and Marston Area Transport Strategy
(HAMATS) aims to address the existing traffic problems of Headington and Marston, and
anticipate new development proposals, mainly from the hospitals and Oxford Brookes
University. HAMATS also looks at improving the opportunities for walking, cycling and travel by
public transport to reduce, in particular, non-essential car travel at peak periods.
3.2.4 HAMATS encompasses a vision for the future of the area, including objectives for
transport provision. The Strategy will help both City and County Councils to judge whether the
traffic implications of new development can be overcome. Transport-related measures
implemented in the Headington and Marston area as a result of new development will be in line
with the principles of HAMATS.
3.3 Transport Assessment

3.3.1 Development should be located, designed and implemented to promote access by
sustainable modes of transport and to reduce reliance on car travel. Where the City Council
considers transport assessment (TA) to be necessary, this must be submitted by applicants to
ensure that our determination of the application is based on appropriate information.
3.3.2 TAs should review all potential transport impacts of a proposed development, with the
aim of minimising any adverse consequences. The onus is on the developer to demonstrate
the potential for travel to the site by walking, cycling and public transport. TAs should assess
whether the proposed development would generate unacceptable congestion and
environmental problems, and whether the nature of the development is acceptable in the
proposed location.
3.3.3 TAs must be submitted for developments that are likely to have significant transport
implications. Appendix 1 shows the thresholds above which full TAs will be required. TAs will
generally not be required for proposals under 500m2. This is not an acceptance of car travel to
such schemes, and good access by other modes will be expected. These thresholds are
intended only as a guide, and prospective developers should discuss the issues with the City
Council at an early stage to clarify whether their proposals are likely to be acceptable in
transport terms, and to outline the requirements of their TA.
3.3.4 The level of detail included in TAs should reflect the scale of development and the
extent of the transport implications of the proposal. TAs must give sufficient information to allow
effective decisions to be taken. However, a TA that is too detailed and complicated will be time-
consuming for applicants to produce and for decision-makers to assess. Therefore, applicants
need to strike an acceptable balance between excessive detail and inadequate information.
The City Council may agree that the scope of a TA can be reduced where proposals are clearly
in line with planning policy. An outline of what is expected from a TA is included in Appendix 1.
For more complex schemes where more technical content is necessary, a non-technical
summary must be included.
POLICY TR.1 - TRANSPORT ASSESSMENT

A transport assessment (TA) must be submitted for development that is likely to have
NOVEMBER 2005
significant transport implications (as defined in Appendix 1).
Planning permission will be granted if the City Council is satisfied that adequate and
appropriate transport-related measures will be put in place.
3.4 Travel Plans

3.4.1 Travel plans (TPs) must be submitted for proposals that are likely to have significant
transport implications, including those for all major development comprising employment, retail,
leisure and other developments that will generate significant amounts of travel.
3.4.2 TPs should be worked up in consultation with the City Council, where appropriate the
County Council as highway authority, and local transport providers. They should have easily
measurable outputs and set out arrangements for monitoring the progress of the TP and for its
enforcement. Appendix 2 gives further details. TPs will normally be included as part of a TA.
3.4.3 The presence of a TP does not justify unacceptable development. The weight given
to a TP in determining a planning application will relate to the extent it affects the acceptability
of the development and the extent to which it can be lawfully secured. It may be appropriate to
make some or all elements of a TP binding through planning conditions or a planning
obligation.
3.4.4 In order to determine an application for speculative development or outline

permission, the City Council will need to be convinced that the developer could provide
appropriate mitigation measures and that there is a commitment to implement them. Where
detailed information is not available, the TP should state clearly its terms of reference and
specify the nature of targets that will be set once the development becomes operational. Some
elements that the full TP will eventually include, such as shower provision, cycle parking,
employment of a travel plan co-ordinator and review of the TP, will be made binding through
planning conditions or a planning obligation.
POLICY TR.2 - TRAVEL PLANS

A travel plan (TP), which has clear objectives, targets and a monitoring and review
procedure, must be submitted for development that the City Council considers is likely
to have significant transport implications (as defined in Appendix 2).
Planning permission will be granted only if the City Council is satisfied that adequate
and appropriate measures will be put in place.
3.5 Car-parking Standards

3.5.1 Development land is limited in Oxford and there is a great need to use land as
efficiently as possible. Non-operational car parking provision in areas well served by public
transport, shops and services is not an efficient use of land. The City Council considers high
levels of non-essential car-parking provision are unacceptable. The parking standards in
Appendix 3 are maximum standards that will be applied to development proposals. If a site is
well served by shops and services, and has good access or potential for good access by
walking, cycling and public transport, lower levels of parking will be sought. Lower levels of
NOVEMBER 2005
parking should not be permitted if this may cause pressure on the streets near the
development.
3.5.2 The Transport Central Area (TCA), as defined on the proposals map, is an area of
the City centre that is highly accessible by non-car modes of transport, is serviced by a good
range of shops and facilities and is under great development pressure. In the TCA, the amount
of parking allowed will be kept to a minimum. For residential development, a maximum of one
off-street space per dwelling will be allowed and car-free development will be considered
favourably. For other uses, parking should only be provided for operational needs and other
travel demand will need to be met by other forms of transport.
3.5.3 The Transport District Areas (TDAs), as defined on the Proposals Map, are areas of
Oxford easily accessible by non-car modes of transport, provide a good range of shops and
services nearby, and are under significant development pressure. In the TDAs, the City Council
will seek low levels of parking provision. For residential development, car-free proposals may
be considered favourably. For commercial uses, the maximum provision will be reduced to
25% of the standards specified in Appendix 3.
3.5.4 For development outside the TCA and TDAs, the City Council will consider car-free
residential development if there is good availability of public transport, local shops and services,
and car parking could therefore be considered unnecessary. The City Council will seek advice
from the County Council acting as Highway Authority on suitable locations for home zones. The
City Council will, from time to time, publish Supplementary Planning Documents on home
zones in association with the County Council. The requirement of Appendix 3, paragraph 1B,
must also be complied with.
3.5.5 The internal road layout in new residential development should reflect the principles
of home zones. In reduced parking and car-free proposals, parking for visitors and servicing
vehicles must be considered and provision may be required by the City Council.
3.5.6 To overcome potential transport-related problems associated with a development

proposal, developer contributions may be sought for measures to improve road safety and the
accessibility of the site by walking, cycling and public transport including the re-allocation of
roadspace.
3.5.7 In the TCA and TDAs, and elsewhere in Oxford when it can be justified, the parking
standards will be applied by the City Council in order to calculate developer contributions where
it considers that the potential impact of trip generation to the site make this necessary,
particularly in relation to improving access by walking, cycling and public transport.
POLICY TR.3 - CAR - PARKING STANDARDS

Planning permission will only be granted for development that provides an appropriate
level of car parking spaces no greater than the maximum car-parking standards shown
in Appendix 3.
NOVEMBER 2005
Where appropriate, the City Council will seek a planning obligation for contributions
towards or provision of improved accessibility to the site, proportionate to the scale of
development and potential trip generation.
The areas covered by the Transport Central Area (TCA) and Transport District Areas
(TDAs) are defined on the Proposals Map.
3.6 Pedestrians and Cyclists

3.6.1 Virtually everybody is a pedestrian at some point in their day-to-day activities such as
when walking to the bus, from their car, along the road or into a building. The City Council will
seek to improve facilities, access arrangements and the public realm to make it easier and
safer for all pedestrians to go about their activities. The City Council encourages walking as
the prime means of access to new development and recognises the potential for walking as a
mode of transport, particularly for journeys under 2km. Development proposals must give
priority to pedestrian accessibility.
3.6.2 Use of pedal cycles is high in Oxford, accounting for almost a quarter of all vehicles
travelling to the City centre. The City Council wishes to maintain and increase this level of
usage, particularly for journeys under 5km, as well as recognising the potential for cycle use as
part of a longer journey. The City Council will seek the provision of further public cycle parking,
particularly near key destinations and some residential areas, including provision on-street.
3.6.3 New development must provide safe and convenient access and appropriate facilities
for pedestrians and cyclists. Measures could include safe, well-lit and direct routes into and
across the site; plenty of safe and secure cycle parking facilities in suitable locations;
information, including signs; appropriate landscaping; and locker and changing facilities with
showers. Off-site cycle parking will only be acceptable for proposals in the City centre, District
centres or for public buildings where it may not be feasible to make provision on-site. Cycle
parking standards to be applied to new development are set out in Appendix 4.
3.6.4 All significant new commercial proposals will be required to provide shower and
changing facilities. For the purpose of this policy, significant development implies additional
gross floor area of approximately 500m2 or more. Cycle parking provision must be secure and,
provided there is adequate surveillance and lighting, undercover and preferably enclosed. It
may be appropriate to secure off-site measures such as improvements to routes, crossings and
signage.
3.6.5 Secure, and preferably sheltered, cycle parking should be integrated in the design of
residential development. If external access to a secure space such as a rear garden is not
available, cycles can be difficult to store. They may be left at the front of the property, which
may not be acceptable in security terms, or brought into or through the property where access
and storage may be inconvenient.
3.6.6 The City Council will seek developer contributions for improving pedestrian and cycle
access, which will be used for measures such as improvements to the public realm including
better cycle parking, landscaping, street furniture, signing, paving and lighting.
NOVEMBER 2005
POLICY TR.4 - PEDESTRIAN & CYCLE FACILITIES

The City Council will only grant planning permission for development that:
a) provides good access and facilities for pedestrians and for cyclists, and
b) complies with the minimum cycle parking standards shown in Appendix 4.
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 4.
Where appropriate, the City Council will seek contributions towards, or provision of,
off-site measures that create safer, more attractive and convenient access for
pedestrians and for cyclists, and secured by a planning obligation.
Pedestrian and Cycle Routes
3.6.7 The City Council will seek to improve accessibility for pedestrians and cyclists
through its planning powers. Such measures will particularly include improvements along
routes serving the City centre, cross-town routes and into sites of major travel generators.
These measures will improve the network throughout Oxford. Routes shown on the Proposals
Map or referred to in this sub-section will complement existing routes. The purpose of the
Proposals Map is to indicate new links rather than the complete network.
3.6.8 The City Council will investigate the potential for new links into residential areas
where accessibility is currently inhibited by the railway, waterways or main roads. In particular,
the City Council will seek to establish new or improved links towards the City centre from
Barton, Risinghurst, Horspath, Blackbird Leys and Littlemore.
3.6.9 An indication of some proposed routes is shown on the Proposals Map. Additional
routes will also be sought. Some routes have yet to be finalised, particularly where new routes
are to be created or where they cross development sites for which the detailed layout is still to
be determined. The routes shown should be taken as indicative only. Some routes cross
environmentally sensitive areas where materials, signage and lighting appropriate to the
surroundings will be required.
3.6.10 While the City Council will seek to segregate cyclists from pedestrians it recognises
that this may not always be appropriate, for example where space is limited or where it may
compromise personal safety, particularly in quieter areas. Shared-use surfaces for pedestrians
and cyclists may be appropriate but only if other options are impractical.
3.6.11 The City Council will seek developer contributions sought for off-site measures to
improve pedestrian and cycle routes which will be used for measures including improvements
to lighting, crossings, surfacing, signage, the accessibility of existing routes and the creation of
new routes including the reallocation of roadspace.
NOVEMBER 2005
POLICY TR.5 - PEDESTRIAN AND CYCLE ROUTES

The City Council will support and, where appropriate, implement measures that create
more direct, safe and secure pedestrian and cycle routes.
The City Council will seek improvements along highway routes, particularly along the
following corridors:
a. B4495 (Donnington Bridge Road, Hollow Way, The Slade, Windmill Road,
Headley Way and Marston Ferry Road);
b. B480 (Cowley Road to Watlington Road);
c. A4158 (Iffley Road to Sandford Road); and
d. Barns Road and Blackbird Leys Road.
The City Council will seek to improve links towards the City centre including from:
e. North Oxford: from Walton Well Road along the railway and canal corridor;
f. Marston: between Marston Road and St Cross Road;
g. Headington: between Marston Road and Longwall Street;
h. Barton: between North Way and Pullens Lane;
i. Risinghurst: between Downside Road and Windmill Road;
j. Temple Cowley: between Cowley Road and Meadow Lane;
k. East Oxford: between Jackdaw Lane and Abingdon Road via a new bridge
over the River Thames; and
l. West Oxford: along land south of Botley Road.
The City Council will seek to improve links to key destinations including:
m. Marston Road with Marston Ferry Road via Rippington Drive;
n. Boult's Lane with Copse Lane;
o. the Ring Road cycle track with Meaden Hill;
p. Roosevelt Drive with Bartlemas Close;
q. the Ring Road cycle track with Masons Road;
r. the Ring Road cycle track with and through the Oxford Business Park North;
s. Sandy Lane West with and through the Oxford Business Park South; and
t. Blackbird Leys with Armstrong Road.
The City Council will seek to secure the following new pedestrian and/or cycle links:
u. Saxon Way to the John Radcliffe Hospital;
v. Gardiner Street to the Nuffield Orthopaedic Centre; and
w. Peat Moors to the Churchill Hospital.
Where appropriate, the City Council will seek contributions towards, or the provision
of, new or more attractive pedestrian and cycle routes and facilities which will be
secured by planning conditions or a planning obligation.
The improved links described in points e. to w. above are shown on the Proposals
Map.
3.7 Powered Two-Wheelers
NOVEMBER 2005
3.7.1 Powered two-wheelers, such as mopeds and motorbikes, use roadspace more
efficiently than cars thereby causing less congestion. They may also use less energy and
produce fewer emissions than other motor vehicles. However, it is also recognised that the use
of powered two-wheelers may potentially draw some people away from more sustainable
modes, such as walking and cycling.
3.7.2 Parking provision for powered two-wheelers will be required for non-residential
proposals. This must include conveniently located parking spaces and secure anchorage
points. Conveniently located locker or other storage facilities will be expected.
POLICY TR.6 - POWERED TWO-WHEELERS

Planning permission will only be granted for new non-residential development that
provides appropriate access, parking and related facilities for powered two-wheelers.
Appendix 3 shows the parking standards for powered two-wheelers.
of, off-site parking which will be secured by a planning obligation.
3.8 Public Transport

Bus Priority
3.8.1 Buses are an environmentally sustainable alternative to car travel and are an
effective use of road space, as well as providing greater opportunity for travel and choice of
transport.
3.8.2 Most parts of Oxford are well served by bus. The City Council will support
improvements to road and traffic conditions allowing bus services to operate more efficiently,
and measures to improve access and waiting facilities for passengers. Examples include high
kerbs, wide pavements and shelters at bus stops; and new bus lanes and bus priority signals to
improve bus reliability and effectiveness. Where appropriate, the City Council will seek the
provision of, or contribution towards, such improvements and new or improved services,
including subsidy.
3.8.3 The City Council wishes to continue to exclude buses from Cornmarket Street and to
introduce similar restrictions in Queen Street. However, it is vital not to undermine the
attractiveness of bus use. In order to facilitate the removal of buses from Queen Street, the
alternative route of Old Greyfriars Street and Castle Street will be protected for bus priority.
NOVEMBER 2005
POLICY TR.7 - BUS SERVICES AND BUS PRIORITY

The City Council will support, promote and where appropriate provide, improvements
to bus services, bus-priority measures and accessibility for passengers and passenger
waiting facilities.
Key routes for bus-priority improvements include:

a. the City centre shopping area including George Street, Worcester Street
(south), Park End Street (east), New Road, Castle Street, Old Greyfriars Street,
Speedwell Street, St. Aldate's and High Street;
b. the main radial corridors of Botley Road, Banbury Road, London Road and
Abingdon Road;
c. the radial routes of Woodstock Road, Marston Road, Cowley Road and Iffley
Road; and
d. the B4495 including Donnington Bridge Road, Hollow Way, The Slade,
Windmill Road, Headley Way and Marston Ferry Road.
Planning permission will not be granted for development that would prejudice the use
of the Castle Street and Old Greyfriars Street bus-priority route as an alternative to
Queen Street.
of, improvements to bus services, bus-priority measures, passenger access and
waiting facilities and will secure them by a planning obligation.
Guided Bus/Local Rail Service
3.8.4 The City Council supports the principle of provision for improved public transport
based on the route of the existing rail network in Oxford for local passengers. It would support
a re-opening of the Cowley branch line for a local passenger rail service, with proposed halts at
BMW/Blackbird Leys, Oxford United and the Oxford Science Park/Littlemore. Similarly, the City
Council would in principle support the use of the railway and rail corridor linking north Oxford at
Pear Tree with south Oxford at Redbridge via the City centre. It also supports the principle of
the use of the railway or its associated corridor for another form of public transport provision.
Local halts will be sought at Wolvercote, Merrivale Square (Canal Corridor residential area), the
City centre and Oxpens. Any detailed proposal would be progressed under the Transport and
Works Act 1992. A final decision would be based, among other things, on the outcome of an
environmental impact assessment.
3.8.5 A current proposal is the GTE (Guided Transit Express) service that is being
developed as a high quality, light rapid transit system. GTE offers the flexibility of running both
on guideway and the ordinary road system. GTE could follow the rail corridor and leave the
track at Oxford Station and/or at Oxpens, switching to the road to serve the City centre. The
service may also serve other areas of Oxford by road as well as the wider County area using
the road network from surrounding towns. A feasibility study has established that the GTE
project is possible in engineering terms. However, further work is being carried out on the
design detail and effect on the environment.
POLICY TR.8 - GUIDED BUS/LOCAL RAIL SERVICE
NOVEMBER 2005
Land is safeguarded within the area shown on the Proposals Map for the development
of a high-quality public transport service and halts based on the existing railway route
and its associated corridor:
a. from the City centre north towards Pear Tree;
b. from the City centre south towards Redbridge; and
c. along the branch line to Cowley.
In principle, the City Council supports a park and ride function for the service and use
of the route by park and ride bus services.
Planning permission will not be granted for any development that would prejudice
implementation of the Guided Transit Express (GTE).
Where appropriate, the City Council will seek contributions towards the
implementation of a local public transport service along this route which will be
secured by a planning obligation.
Park and Ride
3.8.6 Oxford's park and ride scheme includes five car parks on the outskirts of the City with
a total of around 5,100 spaces served by bus into the City centre. On a weekday, almost a
quarter of peak-hour car drivers use the park and ride car parks. The development of park and
ride is carried out as part of the OTS. There are no proposals to increase parking capacity in or
near Oxford for park and ride as part of the current OTS programme.
3.8.7 The City Council recognises that the demand for travel into Oxford may increase but
that the expansion of parking on the outskirts of Oxford cannot continue indefinitely. The
County Council is investigating various measures, including remote park and ride sites near the
Country Towns; rail-based park and ride; and longer distance bus-priority schemes. Such
measures would help alleviate demand for land to accommodate more park and ride parking
spaces in Oxford.
3.8.8 The City Council recognises that it may be appropriate to promote the wider scope of
the current scheme.
3.8.9 There may be scope for park and ride or other special bus services to serve specific
City centre destinations, such as the Science Area, as well as suburban areas or other major
travel generators, such as the Oxford Business Park and the Oxford Science Park.
3.8.10 The Peartree, Redbridge and Seacourt park and ride car parks are within the City
boundary and will be protected for park and ride car parking provision. In the longer term, the
City Council may, in conjunction with the County Council, investigate additional sites and the
expansion of existing sites including the potential for decking.
3.8.11 The City Council will seek developer contributions sought for improvements to Park
and Ride, which will be used for measures including improved bus priority on routes served by
Park and Ride; improvements to facilities for pedestrians, cyclists and waiting passengers;
additional capacity; conveniently located and well appointed bus terminals; lighting; security;
information provision and signing; set-down facilities for school-based demand; and community
facilities such as recycling.
NOVEMBER 2005
POLICY TR.9 - PARK AND RIDE

Parking provision at the Peartree, Redbridge and Seacourt park and ride car parks will
be protected for park and ride purposes, including additional capacity.
Where appropriate, the City Council will seek contributions towards park and ride
improvements, and secure them by a planning obligation.
The park and ride sites within Oxford are shown on the Proposals Map.
Gloucester Green
3.8.12 Demand for a bus station has outstretched capacity at Gloucester Green. Section
14.0, Development Sites, addresses the redevelopment of Oxpens and the potential provision
of a new coach park facility. Removing long-distance coach services from Gloucester Green
would ease access problems and traffic pressures on the City centre bus priority route.
Oxford Station
3.8.13 The City Council will support further improvements to the safety and convenience of
travel through the Station junction particularly by foot or cycle.
3.8.14 Demand for stopping-services at Oxford Station is outgrowing its capacity and the
City Council would support its expansion. However, the potential of the existing site is
constrained by the water and road networks surrounding it. The current problems of capacity
on the surrounding road network should also be taken into account. As such, further parking
provision in association with the Station is not considered appropriate.
POLICY TR.10 - OXFORD STATION IMPROVEMENTS

The City Council will support and, where relevant, grant planning permission for
appropriate increases in capacity for stopping train services in Oxford.
Planning permission will be granted for improved access arrangements into the
Station, and for improved passenger-waiting and cycle-parking facilities.
3.9 Car Usage

3.9.1 The aim of the City Council's transport policy is to reduce the need to travel,
particularly by private car, and to encourage travel by walking, cycling and public transport. As
such, it is car-use rather than car ownership with which the City Council is concerned. The City
Council's objective is to manage the available resources (or those likely to become available
within the Plan period) to further this aim.
3.9.2 The City Council wishes to reduce reliance on the private car, particularly for journeys
to work. Commuters travelling by car create congestion at the peak periods. When not needed
for operational purposes, their vehicles may block valuable space during the working day
whether on-street, in public car parks or in private parking areas.
City Centre Car Parking
3.9.3 Traffic movements into and out of the City centre are largely a product of the
availability of car parking there. The City Council will seek to reduce these movements through
NOVEMBER 2005
planning controls on private parking; restricting the number of public car parking spaces, both
on and off-street; and encouraging motorists to walk, cycle or use public transport. The City
Council does not propose to allow any significant increase in parking stock in the TCA.
3.9.4 The City Council recognises the value of public parking provision to the economic
viability of the City centre and wishes to maintain the current level of off-street provision. Public
off-street car parking is intended mainly for short-stay visitors including shoppers.
POLICY TR.11 - CITY CENTRE CAR PARKING

The City Council will not allow any significant increase in the overall number of
parking spaces in the Transport Central Area, and will maintain approximately the
present number of public off-street parking spaces. (Car parking at Oxford Station is
not treated as public car parking for the purposes of this Policy.)
Private Non-Residential Parking
3.9.5 At 2003, there were around 6,600 private non-residential parking spaces in the
Transport Central Area whose demand significantly contributes to peak-hour congestion.
There are no realistic methods of reducing existing private non-residential car parking spaces.
However, the City Council will encourage the redevelopment of existing car parking and restrict
the level of new private non-residential parking associated with development proposals. This
will be particularly sought in the TCA and TDAs.
POLICY TR.12 - PRIVATE NON-RESIDENTIAL PARKING

When determining planning applications, the City Council will seek to reduce the
number of private non-residential parking spaces, particularly in the Transport Central
Area and Transport District Areas, when they are not required for operational reasons.
Where the City Council considers an existing site to be a major traffic generator,
planning permission will not be granted for further provision of private non-residential
off-street parking.
On-street Residents' Parking Schemes
3.9.6 In many residential areas, uncontrolled on-street parking - particularly by commuters

parking all day - can mean that local residents may be unable to get to their homes easily or
find anywhere to park nearby. It can also hinder access by delivery, servicing and emergency
vehicles. This is why controlled or residents’ parking schemes are introduced. It is the only
way to protect streets effectively for local people to use.
3.9.7 Development that may adversely impact on the surrounding street-parking provision
will not be permitted unless appropriate measures are taken, such as on-street parking controls
or contractual arrangements of tenancy prohibiting cars on-site. It may be necessary to
exclude new development from residents' parking schemes in adjacent streets. In reduced-
parking or car-free developments, the City Council may consider it necessary to preclude
eligibility for residents', and in some cases visitors', parking permits.
POLICY TR.13 - CONTROLLED PARKING ZONES

Where appropriate, the City Council will support the implementation or extension of
controlled parking schemes.
NOVEMBER 2005
Where appropriate, the City Council will seek developer contributions towards the
design, implementation, administration and enforcement of controlled parking
schemes, and secured by a planning obligation.
Planning conditions may be applied which prevent development from taking place
until exclusion from residents' parking schemes, or other on-street parking, has been
secured.
3.10 Servicing Arrangements

3.10.1 Adequate servicing arrangements are vital to the commercial prosperity of Oxford.
However, problems arise from lorry traffic in Oxford and some of the worst arise from the
loading and unloading of commercial vehicles in unsuitable places.
3.10.2 The historic nature of the City centre's building and road network often prevents the
creation of environmentally acceptable servicing facilities. Access for servicing is an important
issue not only for safety reasons but also for making the best use of land. Where possible, the
design of new commercial development should provide for adequate servicing away from the
pedestrian area. Shared rear servicing that is properly managed will be encouraged.
POLICY TR.14 - SERVICING ARRANGEMENTS

Planning permission will only be granted for new commercial development:
a. where adequate provision is made for essential servicing activities; and
b. that does not compromise access to other developments.
The City Council will seek the development of shared rear-servicing areas.
3.11 Freight
3.11.1 There is a restriction on lorries over 7.5 tonnes gross vehicle weight crossing the ring
road into Oxford except for access. However, some goods vehicle operators use the largest
permitted vehicles along Oxford’s narrow streets, which can cause environmental and access
problems.
3.11.2 The City Council wishes to reduce the overall amount of road freight activity.
Developments likely to generate substantial freight movements will not be permitted in the City
centre or residential neighbourhoods. The City Council will encourage proposals for
sustainable freight distribution, particularly by rail or water.
3.11.3 The City Council will investigate the possibility of designating a site on the outskirts of
Oxford for a goods transhipment centre which is accessible from the ring road and where
goods delivered by road could be transferred to smaller vehicles more suited to Oxford's
historic streets. Such a facility might be combined with facilities for overnight parking and
possibly strategic lorry traffic, and could provide an interchange with rail and water-borne
freight.
POLICY TR.15 - FREIGHT MOVEMENTS
NOVEMBER 2005
The City Council will require proposals involving freight movements, including during
their demolition or construction, to address the potential for transportation by rail and
water.
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4.0 Natural Environment Page
4.1 Introduction 48
4.2 Green Belt 48
4.3 Safeguarded Land 49
4.4 Areas of Special Character 49
4.5 Agriculture 50
4.6 Water Environment 50
4.7 Trees and Hedgerows 55
4.8 Biodiversity 56
4.9 Site Protection 58
4.10 Species Protection 60
4.11 Independent Assessment 60
4.12 Habitat Creation in New Developments 61
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4.1 Introduction
4.1.1 Oxford has a rich natural environment with landscapes of great natural beauty,
including the Isis and Cherwell river corridors and large areas which are of local, national or
international importance for biodiversity. The purpose of this section is to ensure that Oxford's
natural environment is protected and enhanced.
4.2 Green Belt

4.2.1 Oxford’s main built-up areas are separated by extensive belts of open land. The east
and west of Oxford benefit from a green backcloth formed by nearby hills. This greenness,
combined with the historic City centre, has given Oxford a special character which the City
Council wishes to protect. The large areas of open space form part of Oxford’s Green Belt.
The City Council will retain the Green Belt within Oxford City’s administrative boundary, as
shown on the Proposals Map, to protect Oxford’s special character and its landscape setting.
4.2.2 The Green Belt also has an important role in providing opportunities for access to the
open countryside and outdoor sport and recreation activities.
4.2.3 The Urban Potential Study for Oxford (discussed in paragraph 6.6 of Section 6.0,
Housing Provision) shows that there is no general need for greenfield development in Oxford in
order to meet housing requirements.
POLICY NE.1 - PURPOSES OF OXFORD'S GREEN BELT

The area and boundaries of Oxford’s Green Belt are defined on the Proposals Map.
The purposes of Oxford’s Green Belt are to:
a. check the unrestricted growth of Oxford by preventing ribbon development
and urban sprawl;
b. prevent settlements from coalescing;
c. assist in safeguarding the countryside from encroachment;
d. preserve the setting and special character of Oxford and its landscape
setting; and
e. assist in urban regeneration, by encouraging the recycling of derelict and
other urban land.
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POLICY NE.2 - CONTROL OF DEVELOPMENT WITHIN OXFORD'S GREEN BELT

Planning permission will not be granted for inappropriate development within Oxford's
Green Belt. All development will be considered inappropriate unless it maintains the
openness and does not conflict with the purposes of Oxford’s Green Belt.
Planning permission will only be granted for the construction of new buildings for the
following purposes:
a. agriculture and forestry;
b. essential facilities for outdoor recreation and other similar uses provided the
built element, including floodlighting and car parking, is limited; and
c. limited extension, alteration or replacement of existing dwellings;
A proposal for the change of use of a building will not be permitted if it would have a
materially greater impact than the present use on the openness and purposes of the
Green Belt.
The City Council will ensure that the visual amenity of the Green Belt is not harmed by
development within, or conspicuous from, the Green Belt which, although not
prejudicial to the Green Belt’s main purposes, might be inappropriate by reason of
siting, materials or design.
4.3 Safeguarded Land

4.3.1 To meet possible long-term development needs, yet enable Oxford’s Green Belt
boundary to remain stable beyond the Plan period, the City Council will keep open some areas
of land that do not contribute to Green Belt purposes and that are not covered by other
protection policies. These areas are not allocated for development at present but no
development that would prejudice later comprehensive development will be permitted. They
comprise areas of land between the built-up area and the inner edge of the Green Belt, and are
referred to as Safeguarded Land.
POLICY NE.3 - SAFEGUARDED LAND

Safeguarded land will be kept free to fulfil its purpose of meeting possible longer-term
development needs. Planning permission will not be granted for development within
Safeguarded Land except for agriculture, forestry, outdoor sport or other uses that will
preserve the open character of the land. The area and boundaries of Safeguarded Land
are defined on the Proposals Map.
4.4 Areas of Special Character
4.4.1 Outside the areas formally protected by the environmental and conservation policies
in the Local Plan there are other areas of special character that should be protected. Examples
are the “green lanes” at Richard’s Lane, Cuckoo Lane and Barracks Lane. The City Council
will seek the co-operation of all concerned, particularly the Highway Authority, in trying to
protect the special character of such areas.
4.5 Agriculture
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4.5.1 Oxford contains several wedges of agricultural land. The best and most versatile
agricultural land (defined as Grades 1, 2, and 3A of the Agricultural Land Classification) is a
national resource that should not be lost under normal circumstances. Most of the agricultural
land in Oxford is not of this quality but there are some parcels of Grade 2 agricultural land north
of Binsey and in the Cherwell Valley.
POLICY NE.4 - LOSS OF AGRICULTURAL LAND

The agricultural value (as determined by the grade) of land will be taken into account
in determining relevant applications for planning permission. Where the use of
agricultural land is unavoidable, poor-quality land should be used in preference to
higher-quality land, except where this would be inconsistent with sustainability
considerations.
4.5.2 Proposals for new agricultural development that require planning permission will be
assessed in terms of their visual impact, their impact on residential amenities and any pollution
problems they may cause. Intensive livestock or poultry units are unlikely to be suitable within
Oxford.
4.5.3 Agriculture is undergoing major changes, including the transfer of agricultural land to
other uses. The number of farmers and landowners seeking to diversify their enterprises to
include non-farming activities is likely to increase. The City Council will consider diversification
projects sympathetically, including farm shops selling goods produced on the farm as a
proportion of their stock.
POLICY NE.5 - AGRICULTURAL RELATED DEVELOPMENT

Planning permission will be granted for agricultural related development provided it
would not materially harm the landscape, the character of the Green Belt or the
amenities of occupants of any nearby properties, or lead to traffic or highway
problems.
4.6 Water Environment

Watercourses
4.6.1 Oxford is braided with watercourses that contribute to its special character. They
include the Isis (also known as the Thames), the Cherwell, the Oxford Canal and a number of
smaller ones. Much of this network of waterways has high visual, ecological and amenity
value. The City Council will seek to conserve and enhance the special character and setting of
Oxford’s watercourses, as well as including tranquil areas that are to be respected.
4.6.2 Some stretches of watercourse need improvement, particularly where development

backs onto the watercourse rather than facing it. A river or canalside setting provides the
opportunity for attractive designs that focus on the watercourse, enhancing the area both
visually and ecologically. The City Council will require improvements to the waterside setting
as part of developments and will refuse permission for developments that would detract from
the character of Oxford’s watercourses.
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4.6.3 New development proposed adjacent to a watercourse should provide a buffer zone.
This can enhance the visual appearance of the watercourse, provide public rights of way and
valuable wildlife habitats. Buffer zones can be much improved if habitats are created at the
edge of the watercourse using native plants, shrubs and trees found elsewhere in the vicinity.
The width of the buffer zone will vary, but along undeveloped stretches of watercourse it should
be at least 8 metres wide. Within existing built-up areas, where the watercourse already has a
hard frontage, exceptions may be made where the overall development proposal complements
and enhances the setting of the watercourse.
POLICY NE.6 - OXFORD'S WATERCOURSES

Planning permission will only be granted for waterside development proposals that
complement and enhance the waterside setting, and protect or, where appropriate,
create wildlife habitats and public access along the watercourse.
Flooding
4.6.4 Large areas of Oxford lie within the flood plains of the rivers Isis and Cherwell. The
precise boundary of the flood plain cannot be precisely determined because each flood has
different characteristics. The changes that have occurred in the flood plain, both in Oxford and
upstream, together with climatic change, are likely to result in future floods having different
characteristics to those in the past. Given the serious and irreversible damage that can be
caused by building in the flood plain, the Government advises local authorities to adopt a
precautionary approach by ensuring that all development will remain safe throughout its lifetime
and will not increase flood risk elsewhere. The City Council will use a risk-based sequential
test to direct development away from areas with a high risk of flooding. Only when no
reasonable options are available in low-risk areas, should land be allocated for development in
higher-risk areas.
4.6.5 Other sites, particularly near minor watercourses or drainage channels, may also be
at risk, particularly from flash floods after prolonged or intense rainfall. New developments
should not take place where they would be subject to an unacceptable risk of flooding, or would
significantly increase the risk of flooding elsewhere.
Undeveloped Flood Plain
4.6.6 Much of the flood plain is undeveloped and serves an important function in slowing
down the flow of large floods and dispersing their effects, by avoiding a concentration of
floodwater. It is therefore very important to protect the undeveloped flood plain. These areas
are suitable for some land uses such as amenity open space, habitat conservation measures,
sports fields and agriculture, but are not suitable for built development unless a location in the
flood plain is essential, such as for water-based recreation uses and utilities infrastructure, and
an alternative lower-risk location is not available.
The City Council has taken a precautionary approach in identifying the undeveloped flood plain,
so there might be particular locations in the area designated as undeveloped flood plain where
the actual risk of flooding is low. If there are any instances where a flood-risk assessment in
accordance with Policy NE.9 indicates that this is so, these will be taken into account in
applying the particular requirements of Policy NE.7.
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POLICY NE.7 - DEVELOPMENT IN THE UNDEVELOPED FLOOD PLAIN

Planning permission will only be granted for development within the undeveloped
flood plain where:
a. the proposed use is appropriate in the flood plain, or a particular location is
essential and an alternative lower-risk location is not available;
b. it is provided with the appropriate standard of flood defence;
c. it does not impede flood flows; and
d. it does not result in a net loss of flood water storage.
The area and boundaries of the Undeveloped Flood Plain are defined on the Proposals
Map.
Low-Lying Land
4.6.7 Oxford has low-lying areas close to or within the flood plain which are already
extensively developed. These areas may be suitable for residential, commercial and industrial
development if the development cannot be located in lower-risk areas. In such cases
appropriate flood defences should be designed and constructed to protect against a flood with
a 1% chance of occurring each year, and appropriate compensation or mitigation measures will
be required to prevent the development leading to an increased risk of flooding elsewhere.
4.6.8 The areas of low-lying land are marked on the Proposals Map. The City Council has
taken a precautionary approach in identifying these areas, so the designation does not
necessarily mean that individual properties are at risk of flooding. Information about flood risk
and advice on appropriate compensation or mitigation measures is available from the
Environment Agency.
4.6.9 Household extensions will not normally be expected to have a significant impact on
flooding unless they would directly affect a watercourse or its flood defences, or impede access
to flood defence and management facilities. In the case of large extensions, the City Council
will assess whether the cumulative impact of several such extensions would significantly affect
flood storage capacity or flood flows.
POLICY NE.8 - DEVELOPMENT ON LOW-LYING LAND

Planning permission will only be granted for development within low-lying areas
where:
a. the appropriate standard of flood defence is provided; and
b. the development will not lead to an increased risk of flooding elsewhere and
incorporates, where necessary, appropriate mitigation and compensation
measures.
The area and boundaries of low-lying land are defined on the Proposals Map.
Flood Risk Assessment
4.6.10 The potential consequences of permitting development in the flood plain can be
serious in terms of personal safety and damage to property. The City Council will require a
Flood Risk Assessment to be undertaken that accords with published government guidance on
Flood Risk Assessments for any proposed development that lies partially or wholly within the
areas identified as undeveloped flood plain and low-lying land. An assessment will also be
required on sites that could be at risk from flash floods or in areas of low risk where proposed
development could increase flooding elsewhere by significantly increasing the area covered by
NOVEMBER 2005
an impermeable surface. The assessment should consider the specific risk of flooding for the
proposed development over its expected lifetime and its possible effect on flooding elsewhere
in terms of flood flows, flood storage capacity, and run-off.
4.6.11 The scope and content of a flood risk assessment should be appropriate to the scale
and nature of the proposed development. Larger developments are likely to require detailed
hydrological investigations to determine the risks, inform detailed design and identify
appropriate mitigation measures.
POLICY NE.9 - FLOOD RISK ASSESSMENT

A Flood Risk Assessment must be submitted alongside planning applications for any
development within undeveloped flood plain or low-lying land, and developments
elsewhere which could significantly increase run-off or are at risk from flash floods.
The Flood Risk Assessment must assess the risk of flooding to the proposed
development over its expected lifetime, its possible impact on flooding elsewhere, and
propose mitigation measures where appropriate.
Sustainable Drainage
4.6.12 Most built development involves creating impermeable surfaces causing water to run
off rather than percolate into the ground. This can have a significant impact on flooding by
increasing flows downstream, as well as creating pollution, damaging watercourse habitats and
causing bank erosion. It can also have an adverse ecological impact on habitats that depend
on the percolation of ground water.
4.6.13 New developments should incorporate sustainable drainage systems to limit or

preferably reduce the existing rate of run-off. Such systems may include surface water storage
areas, flow limiting devices, and infiltration areas or soakaways. This will particularly apply to
all large-scale residential, commercial or institutional developments, developments such as car
parks that would significantly extend the area covered by an impermeable surface and
developments close to sensitive wildlife habitats. Sustainable drainage systems may be
required for smaller developments where the cumulative effects of run-off would be a material
issue.
POLICY NE.10 - SUSTAINABLE DRAINAGE

Planning permission will only be granted for developments that would not significantly
increase surface water run-off. Wherever practicable, this will be through the use of
sustainable drainage systems. The City Council will require developers to demonstrate
that they have made appropriate provision for surface water drainage and that this
would effectively mitigate any potential adverse impact from surface water run-off.
Land Drainage and River Engineering Works
4.6.14 Low-lying flood meadows and other wetland habitats are susceptible to activities far
beyond their boundaries. This particularly applies to the effect of river engineering, land
drainage and flood protection works. These works can sometimes be permitted development
under the General Permitted Development Order. Where planning permission is required, or
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the works are necessary in connection with development needing planning permission, the City
Council will ensure that they would not have an adverse impact on sensitive habitats.
4.6.15 Culverting can be particularly damaging, both visually and ecologically, and can have
serious implications for safety, maintenance and flooding. The City Council will not grant
planning permission for new proposals that would involve the culverting of watercourses.
POLICY NE.11 - LAND DRAINAGE AND RIVER ENGINEERING WORKS

Planning permission will only be granted for river management, flood protection works
and land drainage schemes that are designed to protect the flora and fauna of
Oxford’s flood meadows and other wetland habitats.
Planning permission will not be granted for proposals to culvert watercourses or
ditches. As part of new development proposals the City Council will, in suitable
locations, seek opportunities to remove existing culverts and restore the watercourse
to a more natural state.
Groundwater Flow
4.6.16 Development involving underground structures may adversely affect groundwater

flow to springs, base flow to rivers, or both. This can have an adverse impact on wildlife
habitats and cause local flooding. In such cases appropriate provision must be made to ensure
that groundwater flow is not obstructed.
POLICY NE.12 - GROUNDWATER FLOW

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 will not be obstructed.
Water Quality
4.6.17 The City Council will ensure that new developments do not have a negative impact on
surface or groundwater quality. Pollution may arise from disturbance to pollutants already
present on site, from landfill, or from contaminants from the development itself. Planning
permission will only be granted when appropriate measures are proposed to prevent pollution.
POLICY NE.13 - WATER QUALITY

Planning permission will only be granted for development that will not cause a
deterioration in surface or ground water quality. Appropriate measures to prevent
pollution will be required. The applicant may be required to submit details of an
investigation of the site and any precautionary measures which are proposed.
Precautionary measures will be secured through planning conditions or a planning
obligation.
Water and Sewerage Infrastructure
4.6.18 The City Council will seek to ensure that there is adequate water supply, surface
water, foul drainage and sewerage treatment capacity to serve all new developments.
Developers will be required to demonstrate that there is adequate capacity both on and off the
site to serve the development and that it would not lead to problems for existing users. In some
NOVEMBER 2005
circumstances it may be necessary for developers to carry out appropriate studies to ascertain
whether the proposed development will overload the existing infrastructure.
4.6.19 Section 2.0 Core Policies seeks to minimise the use of natural resources. A Natural
Resource Impact Analysis (NRIA) will be required for all major developments and this should
take into account the impact on water resources and seek to reduce it through grey water
recycling.
POLICY NE.14 - WATER AND SEWERAGE INFRASTRUCTURE

Planning permission will only be granted for developments that would increase the
demand for on and off-site service infrastructure where:
a. sufficient capacity already exists; or
b. extra capacity can be provided in time to serve the development that will
ensure that the environment and the amenities of local residents are not
adversely affected.
4.7 Trees and Hedgerows

4.7.1 Trees contribute a wide range of benefits to the urban environment. Well chosen,
appropriately sited and properly managed trees can significantly enhance the visual quality of
the built environment. Trees form a significant and important part of Oxford’s townscape in
many areas, while other parts of Oxford would be greatly enhanced by new tree planting. They
also provide important ecological and environmental benefits.
4.7.2 When determining planning applications, the impact of development on existing trees
will be carefully considered. Existing trees should be retained and protected where they make
a significant contribution to public amenity or have ecological value. Shrubs and hedges can
be valuable landscape features, improving the appearance of the environment or providing low
to mid-level screening. When granting planning permission, conditions will be applied to secure
the protection of trees, shrubs, hedgerows and other valuable landscape features. Tree
Preservation Orders will be made as appropriate to reinforce such conditions.
4.7.3 The City Council will consider the opportunity for new tree planting when granting
planning permission. Landscape design, which includes tree planting, is an integral part of
urban design. Planning conditions will be used to secure new soft landscaping, including tree
planting, to enhance the appearance of new development or where it is needed for screening
or ecological purposes. Landscaping schemes should maintain and enhance local character
and biodiversity, and should include planting mainly indigenous species, where appropriate,
and, where practicable, using nursery stock of local origin. Where significant new landscaping
is proposed, a long-term management plan including details of responsibility for management
and appropriate maintenance schedules for landscape management, will be required.
4.7.4 Planning applications for the development of land containing trees must include a tree
survey showing the size, spread, situation and species of all trees on site. All trees that are
proposed for removal should be clearly marked on the submitted plans. An arboricultural
impact statement should be included for development proposals with a significant impact on
existing trees. Planning applications for development land that do not include adequate
information about existing trees will be refused.
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POLICY NE.15 - LOSS OF TREES AND HEDGEROWS

Planning permission will not be granted for development proposals which include the
removal of trees, hedgerows and other valuable landscape features that form part of a
development site, where this would have a significant adverse impact upon public
amenity or ecological interest.
Planning permission will be granted subject to soft landscaping, including tree

planting, being undertaken whenever appropriate. Landscaping schemes should take
account of local landscape character and should include the planting of indigenous
species where appropriate. Where necessary, the City Council will seek long-term
management plans, which will be secured through planning conditions or a planning
obligation.
4.7.5 The City Council is able to make Tree Preservation Orders (TPOs) to protect
threatened trees that make a valuable contribution to public amenity and where appropriate, to
secure the replacement of such trees that have to be felled. Trees within a conservation area
also receive statutory protection. The City Council will seek to ensure that protected trees are
managed in accordance with good arboricultural practice and with full regard to public amenity,
ecological and historic interests.
POLICY NE.16 - PROTECTED TREES

Planning permission will not be granted for any proposal that destroys or involves
major surgery to protected trees if it will have a significant adverse effect upon public
amenity, unless such action can be shown to be good arboricultural practice.
Any protected tree that is destroyed must be replaced by a tree, or trees, suitable for
the location. Tree surgery work needing consent must be undertaken in accordance
with best arboricultural practice.
4.8 Biodiversity
4.8.1 Oxford is probably unique among the cities of Britain in having such a concentration
of high quality, ecologically important sites. It is especially important for its agriculturally
unimproved wet meadows in the flood plains of the rivers Isis and Cherwell, and the nationally
rare fen habitat in the Lye Valley, which are important not only nationally, but at a European
level. English Nature has identified Oxford and the surrounding area as a Prime Biodiversity
Area as it considers that there is a particular opportunity to create links between the extensive
areas of semi-natural habitat that already exist.
4.8.2 The national Biodiversity Action Plan has identified a range of priority habitats /
species and species of conservation concern. A number of these habitats/species are found
within Oxford. It is important for there to be ongoing survey work in order to ensure that there
is accurate and up-to-date information on the distribution of these habitats/species, together
with an assessment of habitat condition and the population size of the species. A local
Biodiversity Action Plan for Oxfordshire has been produced which highlights seven important
types of habitat: woodland; neutral meadows and pastures; chalk and limestone grassland;
farmland; heathland; wetlands; and towns and villages. More detailed Action Plans have been
produced that outline the action necessary to conserve, enhance and, where appropriate,
expand each of these habitat types. The City Council will try to help achieve these objectives
through the planning process where possible.
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4.8.3 There are features of biodiversity interest throughout Oxford so it is not appropriate to
focus solely on protected sites. Individually these features are often not of particular
importance but collectively they contribute to the richness of Oxford’s wildlife. Where possible
they should be conserved and incorporated within developments. Often there will be the
opportunity to enhance or add to these features.
4.8.4 To ensure that Oxford’s biodiversity is not gradually diminished the City Council will
protect Oxford’s collective ecological resource and ensure that compensation is made for any
features lost. Where a site contains an important feature of ecological interest, the City Council
will only grant planning permission where it is satisfied that adequate provision is made for its
long-term conservation.
4.8.5 Oxford contains several interesting geological features, particularly the exposed rock
strata in former quarries in the Headington Quarry area. The impact of proposed development
on geological features will be carefully assessed.
POLICY NE.17 - BIODIVERSITY

Planning permission will not be granted for development that fails to safeguard,
maintain or enhance features of ecological and geological importance, in particular
priority habitats/species and species of conservation concern. In exceptional
circumstances where this is not possible and the proposed development would have a
significant adverse impact on local biodiversity, planning permission will only be
granted subject to the creation of a new replacement habitat on site or the
creation/enhancement of a similar ecological feature of an appropriate scale and kind
on a nearby site.
Developers will be required to take measures during the development process to
prevent the disturbance of wildlife and to make provision for the protection and
subsequent retention of natural features such as ponds, hedgerows, ditches and trees
which are to be retained. Where necessary, the City Council will seek long-term
management plans, which will be secured by planning conditions or a planning
obligation.
4.9 Site Protection

Special Areas of Conservation (SAC) and Sites of Special Scientific Interest (SSSI)
4.9.1 Port Meadow, Wolvercote Common, Wolvercote Meadows, and Pixey Mead, have
been designated by the European Commission as part of the Oxford Meadows Special Area of
Conservation (SAC) under the European Community Habitats Directive 1992. This overrides
permitted development rights and any proposed development in or close to this area will be
subjected to rigorous examination. Development that is likely to have a significant negative
NOVEMBER 2005
effect on the area will only be allowed if there are imperative reasons of overriding public
interest.
4.9.2 English Nature has designated 12 Sites of Specific Scientific Interest (SSSIs) that are
wholly or partly within Oxford, on account of their national ecological or geological importance.
They are:
• Brasenose Wood and Shotover Hill;
• Hook Meadow and The Trap Grounds;
• Iffley Meadows;
• Littlemore Railway Cutting (Geological);
• Lye Valley;
• Magdalen Grove (Geological);
• Magdalen Quarry (Geological)
• New Marston Meadows;
• Pixey and Yarnton Meads;
• Port Meadow with Wolvercote Common and Green;
• Rock Edge (Geological);
• Wolvercote Meadows.
4.9.3 They are designated and protected under the Wildlife and Countryside Act 1981 (as
amended). When proposed development requiring planning permission affects an SSSI
directly or indirectly, the City Council will carefully assess it to ensure that it will not have an
adverse impact.
4.9.4 Merely protecting the designated sites is not always enough. SSSIs (and other
protected sites) can be extremely sensitive to even minor changes in the conditions on
adjacent land.
POLICY NE.18 - SPECIAL AREAS OF CONSERVATION AND SITES OF SPECIAL

SCIENTIFIC INTEREST
Planning permission will not be granted for development that will have a significant
adverse impact, either directly or indirectly, upon a Special Area of Conservation
(SAC) or a Site of Special Scientific Interest (SSSI). SACs and SSSIs are identified on
the Proposals Map.
Sites of Local Importance for Nature Conservation (SLINCs) and Local Nature Reserves
(LNRs)
4.9.5 Only a relatively small proportion of the sites that are rich in wildlife have SAC or
SSSI status. Other important areas that are not protected under these designations are
therefore more vulnerable to development or other damaging operations because they do not
receive statutory protection. The City Council is committed to protecting this wider ecological
resource and has identified a number of sites that contain semi-natural habitats and are
important for the quality of their flora and fauna. These sites have been designated as Sites of
Local Importance for Nature Conservation (SLINCs).
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4.9.6 SLINCs are important in ecological terms to Oxford, and some are of regional
significance. Often they also act as a buffer zone around SACs and SSSIs, or a link between
two such sites, so they help to ensure that plants and animals do not become confined to
isolated sites, which would increase the risk of extinction for some species.
4.9.7 Local Nature Reserves are designated by local authorities under Section 21 of the
National Parks and Access to the Countryside Act 1949. The sites should be of at least local
importance for nature conservation and should provide opportunities for education and
research or for the informal enjoyment of nature by the public. There are currently three
designated Local Nature Reserves in Oxford at Magdalen Quarry, Rock Edge and Lye Valley.
The City Council will encourage the declaration of additional Local Nature Reserves.
POLICY NE.19 - SITES OF LOCAL IMPORTANCE FOR NATURE CONSERVATION AND

LOCAL NATURE RESERVES
Planning permission will not be granted for any development that would have a
significant adverse impact on a Site of Local Importance for Nature Conservation
(SLINC) or Local Nature Reserve (LNR) either directly or indirectly, unless it is possible
to compensate for the damage caused so there is no overall loss of ecological value.
SLINCs and LNRs are identified on the Proposals Map.
Regionally Important Geological and Geomorphological Sites
4.9.8 Oxford has several geological SSSIs but no non-statutory sites of geological interest.
English Nature is promoting the identification of Regionally Important Geological and
Geomorphological Sites (RIGs). RIGs are non-statutory sites similar in status to SLINCs. Any
sites identified in Oxford will be given the same protection as SLINCs.
Wildlife Corridors
4.9.9 Isolated sites tend to support fewer species of plants and animals than sites that are
connected to other areas that are important for wildlife. To encourage viable populations of
wild plants and animals, it is important to protect corridors to enable species to spread or move
between areas of suitable habitat. These corridors include features such as water courses
(including ditches) and adjacent banks, untreated roadside verges, railway embankments,
linear areas of unimproved meadow, and hedgerows. This may include areas of land
designated under other policies, such as SACs, SSSIs, SLINCs and LNRs. Other areas of
open space, including parks and domestic gardens, can also play their part.
POLICY NE.20 - WILDLIFE CORRIDORS

Planning permission will not be granted for developments that would sever or harm
the viability of wildlife corridors unless it is possible to create an equivalent corridor of
equal or greater ecological value which can be secured as part of the proposal.
Wildlife Corridors are identified on the Proposals Map.
4.10 Species Protection

4.10.1 Some species of plants and animals are specifically protected by law. They include
those species listed in Schedules 1 and 8 and those without qualification in Schedule 5 of the
Wildlife and Countryside Act 1981 (as amended), and those mentioned in the EC Habitats
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Directive 1992. Where protected species are suspected to be present on a proposed

development site, appropriate surveys should be undertaken before the planning application is
determined in accordance with Policy NE.22. These surveys should identify what species are
present and how they will be affected by the development.
POLICY NE.21 - SPECIES PROTECTION

Planning permission will not be granted for developments that would harm plant and
animal species specially protected by law unless the harm can be overcome by
appropriate mitigation through compliance with planning conditions or planning
obligations.
4.11 Independent Assessment

4.11.1 The City Council will require an independent biodiversity survey and an appraisal of
the likely impact of development, together with details of mitigation measures, before
determining a planning application relating to a SAC, SSSI, SLINC or LNR or likely to affect
one indirectly. This requirement will also apply to undesignated sites which contain or are likely
to contain protected species, or UK Biodiversity Action Plan priority habitats/species and
species of conservation concern. The biodiversity survey should be carried out using
recognised methodology for the types of organism likely to be found on the site.
POLICY NE.22 - INDEPENDENT ASSESSMENT

Where a planning application relates to a SAC, SSSI, SLINC or LNR or could have an
adverse impact on such a site, or relates to a site that contains or is likely to contain a
protected species or a UK Biodiversity Action Plan priority habitat/species or species
of conservation concern, the City Council will require the submission of:
a. an independent ecological survey;
b. an assessment of the likely impact of the proposed development;
c. details of any measures the developers propose to mitigate any harmful
effects (including the protection of part of the site or, where appropriate, the
provision of a replacement habitat elsewhere); and
d. details of any measures to create or enhance habitats which the developers
propose.
4.12 Habitat Creation in New Developments

4.12.1 Developers should seek opportunities to create or improve habitats as part of new
developments. The provision of hedgerows, the use in landscaping schemes of native species
derived from local stock and the minimisation of stress caused by noise and lighting will be
particularly important. In certain cases, the creation of more substantial areas of open space
would be appropriate. The provision of bird and bat boxes can also attract wildlife to newly
created areas. The City Council will encourage habitat creation particularly on larger scale
developments, including those involving residential, business, industrial and institutional uses,
wherever a practical opportunity arises. The creation of new habitats can, where appropriate,
form part of the open space provision. Further guidance on these matters will be produced,
from time to time, as a Supplementary Planning Document.
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POLICY NE.23 - HABITAT CREATION IN NEW DEVELOPMENTS

The City Council will seek the creation of new habitats and habitat enhancement
measures as part of new development proposals, particularly:
a. in parts of Oxford where there is a shortage of ecologically important
habitats;
b. where sites abut an area designated as being of ecological importance; or
c. on sites that have the potential to extend Oxford’s wildlife corridors and in
relation to the Biodiversity Action Plan, protect priority habitats/ species and
species of conservation concern.
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5.0 Historic Environment Page
5.1 Introduction 64
5.2 Archaeology 64
5.3 Listed Buildings 65
5.4 Buildings of Local Interest 67
5.5 Conservation Areas 67
5.6 Important Parks and Gardens 68
5.7 High Buildings and View Cones 69
5.8 Architectural Lighting 70
5.1 Introduction
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5.1.1 Oxford contains a great wealth of buildings of all types and ages, and archaeological
material, above and below ground. At 2005 Oxford had sixteen conservation areas, over 1,500
listed buildings, and eleven scheduled monuments. The sites, buildings, areas and their contexts
are of great significance and deserve special protection. The more ordinary elements, rather than
the spectacular, also help to give the historic environment its distinctiveness.
5.1.2 Decisions involving the protection and enhancement of historic buildings and historic
areas should ensure that their special interest is sustained for future generations to value and
enjoy. The policies in this section seek to ensure that all elements of the historic environment are
considered and that there is informed analysis of any proposals that will impact on them.
5.1.3 The Local Plan is prepared under the Town and Country Planning Act (1990). Listed
buildings and conservation areas are additionally controlled by the Planning (Listed Buildings and
Conservation Areas) Act (1990) and any proposal for development within or affecting a
conservation area or a listed building will be judged against this Act.
5.2 Archaeology
5.2.1 Archaeological remains provide valuable evidence that contributes to the understanding
of important elements in the development of Oxford – a Bronze Age barrow cemetery; a Roman
pottery industry; an early Christian centre; an academic community; and the capital of Royalist
England in the 17th century. Such remains are a finite and non-renewable resource that requires
appropriate management to ensure they survive in good condition. Developers should consider the
existence of archaeological remains on a site at an early stage, to allow sympathetic designs to be
made.
5.2.2 Eleven scheduled monuments are physical evidence of Oxford’s significance in the
historical environment of the British Isles. They range in date from prehistoric to the industrial
revolution. A current list of the scheduled monuments in Oxford is shown in Appendix 5.
POLICY HE.1 - NATIONALLY IMPORTANT MOMUMENTS

Planning permission will not be granted for any development that would have an
unacceptable effect on a nationally important monument (whether or not it is scheduled)
or its setting.
The scheduled monuments are shown on the Proposals Map.
5.2.3 The Proposals Map identifies the City centre Archaeological Area. The City Council will
require an archaeological assessment, which may include field evaluation, as part of any planning
application that involves significant breaking of the ground in the City centre Archaeological Area,
regardless of previous archaeological information on the application site. In addition, there are
known concentrations of past human activity elsewhere in Oxford and the City Council is also likely
to require an archaeological assessment in these areas. Archaeological remains should be
protected or investigated scientifically before development so that the information can become the
base for new understanding. The City Council will seek the preservation of deposits or remains
through the modification of designs, including siting and location of foundations to mitigate adverse
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effects. Where preservation of deposits is not possible or feasible, archaeological investigation and
recording may be an acceptable alternative. Planning conditions and/or a planning obligation may
be used to ensure that the applicant makes satisfactory provision for archaeological investigation
and recording prior to the start of the development. In areas where there is evidence that
archaeological deposits or remains may exist, but where the extent and importance of these
remains or deposits is unknown, applicants will be requested to arrange an archaeological field
assessment before a planning application is determined and where appropriate, secure the
archiving of the results.
POLICY HE.2 - ARCHAEOLOGY

Where archaeological deposits that are potentially significant to the historic environment
of Oxford are known or suspected to exist anywhere in Oxford but in particular the City
centre Archaeological Area, planning applications should incorporate sufficient
information to define the character and extent of such deposits as far as reasonably
practicable, including, where appropriate:
a. the results of an evaluation by fieldwork; and
b. an assessment of the effect of the proposals on the deposits or their setting.
If the existence and significance of deposits is confirmed, planning permission will only
be granted where the proposal includes:
c. provision to preserve the archaeological remains in situ, so far as reasonably
practicable, by sensitive layout and design (particularly foundations, drainage
and hard landscaping); and
d. provision for the investigation and recording of any archaeological remains that
cannot be preserved, including the publication of results, in accordance with a
detailed scheme approved before the start of the development.
The City Centre Archaeological Area is defined on the Proposals Map.
5.3 Listed Buildings

5.3.1 Listed buildings are a finite and irreplaceable resource that have statutory protection
because of their special architectural or historic interest. The best way to properly care for and
manage listed buildings is to ensure that they remain in a use that is appropriate to their special
qualities. Many listed buildings can accommodate some degree of alteration or extension to allow
their use to continue, provided that the matter is handled sensitively. Only in exceptional
circumstances will the City Council grant planning permission for proposals involving the demolition
of a listed building.
5.3.2 Existing fixtures and fittings within or outside a listed building should be protected during
the works and retained following development. Change of use of listed buildings will be considered
where there is no conflict with protected land uses and other policies in the Plan.
5.3.3 The setting of listed buildings is important and can be extensive, depending on the views in
and out. As well as their intrinsic value, listed buildings can have value as a group of buildings or as
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part of a townscape, village street or college. This setting and contribution to the wider environment
needs to be fully considered and respected when proposing extensions, alterations or new
buildings. Setting should not be interpreted too narrowly and may involve long-distance views of a
building, structure or open space.
5.3.4 Listed Building consent may be required to undertake any alteration or development of a
listed building.
POLICY HE.3 - LISTED BUILDINGS AND THEIR SETTING

Planning permission will be granted for the re-use of redundant or unused listed
buildings for new purposes compatible with their character, architectural integrity and
setting.
Planning permission will not be granted for proposals involving demolition of a statutory
listed building.
Planning permission will only be granted for works involving an alteration or extension to
a listed building that is sympathetic to and respects its history, character and setting.
Planning permission will only be granted for development which is appropriate in terms
of its scale and location and which uses materials and colours that respect the character
of the surroundings, and have due regard to the setting of any listed building.
5.3.5 Listed buildings are often structures that have evolved over time, so they can contain
important evidence about their past, building techniques, traditions in history, and the evolution of a
settlement. The City Council will ensure that this evidence is recorded by attaching conditions to a
planning permission or listed building consent.
POLICY HE.4 - ARCHAEOLOGICAL REMAINS WITHIN LISTED BUILDINGS

Where the structure of a listed building is considered to conceal important archaeological
evidence or remains, planning permission will not be granted for works that would have a
significant effect on the structure, or offer an opportunity to better understand the
building, unless the applicant has agreed a programme of investigation, recording of the
structure and publication of the results, which will be secured by conditions.
Fire Safety
5.3.6 Development proposals may raise issues of fire safety and means of escape that can
conflict with the need to preserve and protect features of interest (both internally and externally).
These issues need to be considered early in the design process to allow a proper assessment of
the impact of fire safety measures on the special interest of listed buildings. If fire escape
staircases are essential, they should be located inside the building wherever possible. External
staircases should not be located on principal elevations and should be designed to respect the
special character and interest of the listed building.
POLICY HE.5 - FIRE SAFETY IN LISTED BUILDINGS

Planning permission will only be granted for proposals affecting a listed building which
involve fire precautions, and in particular fire escapes, if the City Council is satisfied that
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both design and fire safety requirements can be met without harm to the special interest
of the building or setting.
5.4 Buildings of Local Interest

5.4.1 Some buildings in Oxford are not statutorily listed but are of historic interest and
contribute to the area’s character and local distinctiveness. While these buildings may not merit
listing, they have a local interest that is valued by the local community. These buildings are
included on a ‘local list’ that the City Council will compile, review and make available to the public.
5.4.2 When assessing buildings to be included on the Buildings of Local Interest list, the City
Council will consider the extent to which they:
• are of local historical interest;
• contribute to the character and local distinctiveness of the area; and
• are valued by the local community.
5.4.3 When a Building of Local Interest exists on a site to be redeveloped, its retention can
enhance the design of the new development, provide historical interest, and aid the regeneration of
the site.
POLICY HE.6 - BUILDINGS OF LOCAL INTEREST

Planning permission will only be granted for development that involves the demolition of
a Building of Local Interest, or that would have an adverse impact on the building or its
setting, if:
a. the applicant can justify why the existing building cannot be retained or altered
to form part of the redevelopment; and
b. the development will make a more positive contribution to the character and
appearance of the area.
5.5 Conservation Areas

5.5.1 Conservation areas are designated by the City Council where there is a valued distinctive
character which the City Council consider deserves special protection. Key elements of a
conservation area that the City Council may include are the architectural design or historic interest
of buildings; the materials, in terms of colour and texture; the contribution of green and open
spaces; street patterns and spaces between buildings; and views in and out of the area. The City
Council will use its planning powers to preserve and enhance the special character, appearance
and setting of each conservation area. Design issues in, or affecting, a conservation area are dealt
with by Policy CP.8 in Section 2.0, Core Policies.
5.5.2 The City Council will review the boundaries of existing conservation areas and will
consider the designation of new conservation areas as necessary and as resources allow.
Appendix 5 provides the current list of conservation areas in Oxford.
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5.5.3 Conservation area consent may be required to undertake any kind of development in or
development that affects a conservation area.
POLICY HE.7 - CONSERVATION AREAS

Planning permission will only be granted for development that preserves or enhances the
special character and appearance of the conservation areas or their setting.
Planning permission will not be granted for proposals involving the substantial
demolition of a building or structure that contributes to the special interest of the
conservation areas.
The boundaries of the conservation areas are shown on the Proposals Map.
5.6 Important Parks and Gardens

5.6.1 Oxford contains many important parks and gardens. Parks and gardens of particular
historical importance are listed by English Heritage in a Register of Historic Parks and Gardens. At
2003 Oxford had fifteen historic parks and gardens, and these are listed in Appendix 5.
5.6.2 There are also locally important parks and gardens. Both registered and non-registered
parks and gardens may be important because of their design or design history, the plants they
contain; their historic significance; or their relationship with adjacent buildings and structures. In
many cases, the designed open space is an important element of the whole building design. The
City Council will resist changes that would harm the character or setting of important parks and
gardens, important plant material (particularly trees), views and other features.
POLICY HE.8 - IMPORTANT PARKS AND GARDENS

Planning permission will not be granted for any development that will adversely affect the
visual, historical or horticultural character of an historic park or garden or its setting,
whether or not it is included on the statutory register.
Planning permission will be granted for development that avoids the loss of key features,
retains the essential character of the site and assists with the protection, management
and restoration of important parks and gardens.
Management plans, where appropriate, will be secured by a planning condition or
planning obligation.
Historic Parks and Gardens on the statutory register are indicated on the Proposals Map.
5.7 High Buildings and View Cones

5.7.1 Viewed from the surrounding high places, Oxford may be seen as a City of dreaming
spires. Viewed from within, there are fascinating glimpses of the surrounding and mostly green
hillsides. Some of these views are from outside Oxford’s boundaries; some are shorter views from
prominent places within Oxford, but all are unique and vulnerable to insensitive intrusions.
5.7.2 The main characteristics of Oxford's skyline are:

• the tower of St. Mary’s, which is the dominant point of the skyline from wherever it is
viewed. When walking around the City, the respective positions of the spires and towers
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change continually, but the spire of St. Mary’s remains the dominant feature of the
composition. Anything, that would endanger this predominance should be resisted;
• its extreme fragility - the skyline seems to be composed mainly of pinnacles; the
occasional dome and spire only serve to accentuate the spikiness of the silhouette. In
other words, it is a matter of scale. The scale of the elements in the skyline is extremely
small in height and volume. The introduction of any bulky elements would destroy this
essential character;
• its compactness - although from certain points of view the towers and spires seem to be
spaced very widely, the area from which the silhouette sprouts is, in fact, very compact
and does not extend far beyond the old city wall.
5.7.3 There are two aspects to the policies on the skyline:

• within the central core, no buildings will be allowed which interfere with the character of
the skyline, i.e. no buildings of any considerable bulk should protrude;
• any buildings within the view cones shown on the Proposals Map must also be
considered with extreme caution and similar rules applied as within the central core. Even
where buildings do not intrude directly into the skyline, they will, form a frame to it and
have to be designed accordingly.
5.7.4 To create more high-level visual diversity, pitched roofs and relatively short units of
building are encouraged, with features to create a break in the line. A maximum ridge or parapet
length of 25 metres without either a substantial vertical or horizontal break or interrupting feature, is
the guideline that will be followed for Oxford’s skyline. The City Council will resist the loss of any
features, such as chimneys, if the loss would result in a simplification of the skyline.
POLICY HE.9 - HIGH BUILDING AREA

Planning permission will not be granted for any development within a 1,200 metre radius
of Carfax which exceeds 18.2 m (60 ft) in height or ordnance datum (height above sea
level) 79.3 m (260 ft) (which ever is the lower) except for minor elements of no great bulk.
A lesser height may be considered more appropriate for buildings that have to fit into the
existing townscape. If existing buildings (at, or in excess of, these limits) are
redeveloped, the City Council will consider carefully whether rebuilding to their previous
height is acceptable in terms of how it would affect the appearance of the existing
townscape and skyline.
The area covered by the 1,200-metre radius of Carfax is identified on the Proposals Map.
5.7.5 The effect of high buildings on the townscape needs to be considered not only from
points at street level but also in relation to the silhouette of Oxford as seen from high points in
Oxford and from the surrounding hills. The City Council's View Cones' Policy seeks to protect ten
views across Oxford, see Appendix 5.
5.7.6 The City Council will seek the co-operation of neighbouring planning authorities in
opposing any development that would detract from, or obstruct, the outstanding views of Oxford,
and in keeping view points publicly accessible.
POLICY HE.10 - VIEW CONES OF OXFORD

The City Council will seek to retain significant views both within Oxford and from outside,
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and protect the green backcloth from any adverse impact. Planning permission will not
be granted for buildings or structures proposed within or close to the areas that are of
special importance for the preservation of views of Oxford (the view cones) or buildings
that are of a height which would detract from these views.
The View Cones of Oxford are indicated on the Proposals Map.
5.8 Architectural Lighting

5.8.1 Lighting is important and can add interest to a building and help to display the quality of
its architecture. It can also provide a more interesting night-time streetscape that will support the
vibrancy and vitality of the City centre. However, developers must take care to ensure that it does
not lead to light pollution of the surrounding area. Other lighting and safety issues are dealt with by
Policies CP.9 and CP.12 in Section 2.0, Core Policies.
POLICY HE.11 - ARCHITECTURAL LIGHTING

The City Council will support the lighting of landmark features and buildings subject to
the following criteria:
a. the means of lighting will be unobtrusively sited;
b. the level and type of lighting will enhance the feature itself and the character and
amenity of the surrounding area; and
c. there must be adequate safeguards to prevent light pollution and spillage.
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6.0 Housing Provision Page
6.1 Introduction 72
6.2 Structure Plan and Regional Planning Guidance Numbers 72
6.3 Urban Capacity 72
6.4 Oxford's Housing Capacity 72
6.5 Planned Housing Growth 74
6.6 Previously Developed Land 75
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6.1 Introduction
6.1.1 One of the roles of the planning system is to ensure that new homes are provided in the
right place at the right time, whether through new development or the conversion of existing
buildings. The broad distribution of housing is set by the regional planning body (SEERA - the
South East England Regional Assembly). This is contained within Regional Planning Guidance for
the South East (RPG9), which was published in March 2001 and covers the period up to 2016.
RPG9 will be superseded by the South East Plan (Regional Spatial Strategy), a draft of which was
published in January 2005.
6.2 Structure Plan and Regional Planning Guidance Numbers

6.2.1 Oxfordshire Structure Plan 2011 set a target for Oxford, of 3,750 dwellings between 1996-
2011, which was achieved during 2002-3. The Oxfordshire Structure Plan 2016 proposes that a
total of 6,500 dwellings should be built in Oxford between 2001-2016.
6.2.2 The South East Plan (Regional Spatial Strategy) will set out build rates for Oxfordshire for
the period 2006 to 2026.
6.2.3 In the first three years of the Plan period, from 1st April 2001 to 31st March 2005, a total of
2,002 dwellings (net) were completed.
6.3 Urban Potential

6.3.1 The City Council has undertaken a housing Urban Potential Study (UPS) (2005) which
updated the Urban Capacity Study Update (2003). This sets out the systematic approach taken in
assessing the development potential for sites and buildings and the search sequence by which the
sites have been assessed. The groundwork for the UPS considered various options in relation to
density of development, amount of parking space, different residential layouts and mix of housing
types.
6.3.2 The City Council believes it is appropriate for Oxford, as the main urban area within the
county, to maximise its contribution to the housing numbers on previously developed (brownfield)
land, subject to the other objectives of the Plan. As a result, the housing numbers set out in this
Plan is a result of the capacity of Oxford over the Plan period.
6.4 Oxford’s Housing Capacity

6.4.1 Over the Plan period, dwellings will be created through new building or conversion. For
forward planning and monitoring purposes, these dwellings will be categorised as follows:
• commitments - dwellings yet to be built on sites which have which have at least outline
planning permission at 31st March 2005, and which are not counted in another category;
• small sites - dwellings on sites of less than 0.4 ha (unless the site is identified on the
Proposals Map and described in Section 14.0, Development Sites); and
• large windfalls - dwellings on sites of more than 0.4 ha that have not been identified on
the Proposals Map and described in Section 14.0, Development Sites, which come
forward during the life of the Plan; and
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• allocated sites – dwellings on the sites identified on the Proposals Map and described in
Section 14.0, Development Sites without full or reserved matters planning permission.
6.4.2 Each of these contributing sources is described in the following paragraphs. All self-
contained dwellings irrespective of size, type and tenure are counted.
Commitments
6.4.3 At 31st March 2005, planning permission (either outline or full) existed for 1,897 dwellings
that had not been built, and it is assumed that these sites will be completed within the Plan period.
Small Windfall Sites
6.4.4 A significant proportion of residential development will be met by the development of

small windfall sites (less than 0.4 ha). Past completion rates on the different types of small windfall
sites are, in themselves, too erratic to form a reliable basis for estimating the number of dwellings
these sites are likely to yield over the Plan period. However, the total figure for all types of small
site can be used to forecast future yield. Taken together, small sites contributed an average of 150
dwellings a year from 1991 to 2001. Due to the continued demand and the high prices achieved for
housing in Oxford, the number of dwellings completed between 2001 to 2005 averaged almost 200
dwellings per year on small sites. Taking both rates into account this source is assessed to yield an
average of 175 dwellings a year, and a total of 2,625 dwellings over the Plan period. The number
of dwellings built on small sites will be closely monitored to test the accuracy of these assumptions.
Large Windfall Sites
6.4.5 Despite carrying out a rigorous UPS, it is not possible to identify all the large sites that will
come forward for residential development within the Plan period. It is therefore appropriate to
make a further allowance for such development on large sites. A figure of 300 dwellings over the
Plan period has been included, based upon past trend rates and the survey work undertaken as
part of the UPS.
Allocated Sites
6.4.6 Section 14.0, Development Sites, allocates many sites for residential development or for
mixed-use development including residential. They are all expected to be developed within the
Plan period. The number of dwellings that each site is forecast to yield has been taken from either
the latest planning permission relating to the site, or from a design-based assessment. In total,
these allocated sites are assessed as having a capacity of 1,384 dwellings. Because the actual
number of dwellings to be built on each site may vary, this total will also be discounted by 15% for
forecasting purposes. Thus, the sites shown on the Proposals Map are expected to produce 1,176
dwellings over the Plan period. Where dwellings have been completed on allocated sites, they
have been counted under ‘completions’. Similarly, where an allocated site has full or reserved
matters permission for dwellings, it has been counted under ‘commitments’. This is because it is
not necessary to discount completions as they are certainties, or full or reserved matters
permissions as they are highly likely to yield the number of dwellings in the permission. A full
breakdown of the assessed capacity of each allocated site is set out in the City Council’s Urban
Potential Study, which is available to view on the Council’s website.
6.5 Planned Housing Growth
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6.5.1 The four sources of housing described above are expected to yield a total of 6,500
dwellings over the Plan period. This equates to an annual average completion rate of
approximately 433 dwellings. These figures are based on a careful analysis of Oxford's potential
for residential development and incorporate a small precautionary discount to allow a margin of
error. The City Council considers that this level of development is appropriate and sustainable.
The table below summarises the provision over the Plan period from all four sources.
Position at 31st March 2005
Cumulative provision over:
Provision over Provision over

Source Total Plan
short term medium term
period 2001-
(1st April 01 – (1st April 06 –
2016
31st March 06) 31st March 11)
Completions 2,002 2,002 2,002
Commitments 1,897 1,897 1,897
Allocated large sites 311 1,019 1,176
Large windfall sites1

20 120 220
(≥0.4ha)
Small windfall sites2

175 1,050 1,925
(<0.4ha)
Total 4,405 6,088 7,220
1 11 years (remainder of the Plan period) of 20 dwellings per year

2 11 years (remainder of the Plan period) of 175 dwellings per year
6.5.2 Planning for this number of additional dwellings accords with the Structure Plan
proposals, and reflects Oxford's role in the sub-region and its level of housing need, and will help to
ease its housing shortage without endangering its inherent character. However, land for residential
development is a finite resource, therefore it must be used in the most appropriate manner. There
is a need to meet the housing needs of the whole community, including those in need of affordable
housing. Oxford suffers from the twin problem of being an attractive place to live for high earners
and not being able to provide housing for people in need or key workers who often have a long
commute. It is necessary to ensure that a high proportion of additional housing is affordable and
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does not just add to the gap between the large amount of expensive housing and the insufficient
amount of affordable housing.
POLICY HS.1 - PROVISION OF SITES FOR HOUSING

The City Council will, (provided that the necessary affordable housing is secured), grant
planning permission on sufficient sites that involve residential development to achieve an
average annual completion rate of about 433 dwellings throughout the Plan period, to
achieve a total of 6,500 dwellings. These sites will comprise the sites identified for
residential development, or mixed-use development including residential, in Section 14.0
Development Sites and other acceptable previously developed sites.
6.6 Previously Developed Land

6.6.1 The assessment of Oxford's housing potential shows that there is no need to allow
building on any previously undeveloped land for residential development (except any sites
specifically allocated in Section 14.0, Development Sites). This situation will need to be reviewed
before 2011, taking into account any changes in regional guidance and updates to Oxford’s UPS.
6.6.2 In 2004-05 99.85% of all new homes complete in Oxford were on previously developed
land. The City Council expects this figure to be between 95% and 100% over the Plan period.
POLICY HS.2 - RECYCLING LAND TARGET

Subject to Policy HS.1, planning permission will only be granted for residential
development, or mixed-use development involving residential, on any site that is:
a. identified for that use in Section 14.0, Development Sites; or
b. previously developed land.
6.6.3 Oxford has one of the lowest rates of empty homes in the country. The number of
privately owned empty properties is about 50. The City Council has limited planning powers deal
with of empty homes but it could use a Compulsory Purchase Order (CPO). This would depend on
the site-specific circumstances and available resources.
POLICY HS.3 - EMPTY HOMES

The City Council will use its planning powers, where applicable, to bring empty homes
into use.
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7.0 Housing Policies Page
7.1 Introduction and Definitions 78
7.2 Affordable Housing 79
7.3 Affordable Housing from Commercial Development 80
7.4 Balance of Dwelling Types and Size 81
7.5 Protection of Housing 81
7.6 Subdivision of Dwellings 82
7.7 Adaptable Dwellings 83
7.8 Student Accommodation 83
7.9 Houses in Multiple Occupation 84
7.10 Housing and Commercial Uses 86
7.11 Residential Moorings 86
7.12 Low-impact Housing 87
7.13 Gypsies and Travellers 87
7.14 Privacy and Amenity 87
7.15 Public Open Space Provision for Residential Development 89
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7.1 Introduction and Definitions

7.1.1 In addition to providing for the right number of dwellings in each authority's area, the
planning system seeks to ensure that the dwellings which are provided will meet the housing needs
of local people. This is done through establishing what these needs are in terms of the type,
affordability, and tenure of dwellings. These matters are dealt with in Oxford’s Housing
Requirements Study published in April 2004. The City Council will monitor housing needs in
Oxford to ensure they are being addressed.
7.1.2 In Oxford, where house prices are extremely high, the problem of finding suitable
accommodation for their needs affects not only the poorest people, but also many others on
modest incomes. In fact, many people who earn the national average wage in Oxford are unable
to afford even the minimum size and standard of accommodation they need.
7.1.3 The policies in this section seek to ensure that the most pressing of the housing needs in
Oxford are addressed through the planning system. A range of policies seeks to increase the
supply of housing available to those in most need (in terms of their household income) and to key
workers. Other policies seek to protect the housing stock and to set criteria for the consideration of
planning applications for particular types of housing.
7.1.4 This section of the Plan uses various terms that are defined below.
Definitions
Market Housing
Market housing is housing available to the general public, or to a particular group such as older
people, either for sale or rent or a combination of sale and rent. The price payable should be
substantially equivalent to the prevailing market price for that type of property as may be agreed
between the owner and the occupant.
Key Worker Housing

A key worker dwelling must be occupied, as set out in a planning obligation, solely by a household
that includes at least one person who is eligible for key worker housing under an agreement
between their employer, the City Council and a registered social landlord (RSL).
‘Key worker housing' is tenure neutral, i.e. it does not imply any particular form of ownership or
tenancy. In each case, the terms of the agreement will state what proportion of the property value
can be sold to the key worker household, and the rent.
Affordable Housing
A dwelling is affordable where:
• it has the minimum number of rooms that a household currently in unsuitable
accommodation would need; and
• the price for that dwelling (expressed as so much a week/month) is less than 30% of the
net household income.
This price should mean a regular cost to the household for rent, lease or mortgage equivalent to
the cost for accommodation of similar size and quality provided by RSLs in Oxford (as listed in the
Housing Strategy).
'Affordable housing' is tenure neutral: it can refer to dwellings for rent, for shared ownership, or for
outright purchase. However, to be affordable it must comply with the above definition. Affordable
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housing secured through the planning system should be made permanently available to those in
housing need. Student accommodation does not count as affordable housing as there are other
bodies with responsibility for it.
7.2 Affordable Housing

General Requirement to Provide Affordable Housing
7.2.1 The Housing Requirements Study 2004 shows that there is a huge need for between 1,700
and 1,800 new affordable dwellings per year in Oxford. The amount of affordable housing required
to meet the needs of the homeless, those who are unemployed, and those on modest incomes and
unable to afford market housing, is greater than the total housing allocation in this Plan. While
some of this will be provided by the City Council and RSLs, most will have to come from private
sector developments. In line with Government advice, every area in Oxford is considered suitable
for affordable housing. Each area is easily accessible.
7.2.2 The expectation of affordable housing extends to all types of residential development
(whether for general or specialist needs) including retirement homes, mixed-use developments,
and conversion schemes.
7.2.3 Given the scale of need, the City Council is obliged to seek affordable housing from small
developments. Sites that can accommodate ten or more dwellings are likely to be able to
contribute in some way towards affordable housing. A threshold of ten or more dwellings will be
used to trigger the affordable housing policy. For mixed-use developments, the City Council will
consider the number of dwellings being proposed or the capacity of that part of the site proposed
for residential development. For schemes involving demolition or conversion, the City Council will
consider the gross number of new dwellings.
7.2.4 Across Oxford, affordable housing is required for various groups. It is particularly
important to address the needs of people accepted as homeless and housed in temporary
accommodation by the City Council. At 2003, in Oxford there were about 1,100 households in
temporary accommodation, and the City Council accepts around 450 households (around 70% of
which are families) as homeless each year.
7.2.5 To accompany the implementation of its affordable housing policies, the City Council will
publish, and keep up to date, Supplementary Planning Documents on all appropriate related
matters.
POLICY HS.4 - GENERAL REQUIREMENT TO PROVIDE AFFORDABLE HOUSING

The City Council will expect affordable housing (as defined) from any development of at
least ten dwellings, that includes residential development on a site having the capacity
for at least ten dwellings; or on a residential site of 0.25 ha or more in area.
Affordable housing should be available to those in housing need in perpetuity.

Developers may not circumvent this policy by the artificial subdivision of sites.
The Proportion and Mix of Affordable Housing to be Provided
7.2.6 The housing need in Oxford (across all sectors) is so great that the City Council believes it
should seek the maximum reasonable proportion of affordable housing as part of the development
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of each site. The City Council will consider a site to be capable of providing generally a minimum of
50% affordable housing. This level of provision will be sought on all relevant sites unless the
applicant can demonstrate that an alternative percentage of provision should be made to make the
development viable.
7.2.7 Supplementary Planning Documents will set out the matters to be taken in account in the
economics of provision including any physical, environmental or financial constraints. The mix of
affordable housing to be secured through the planning system will also be indicated in
Supplementary Planning Documents.
POLICY HS.5 - PROPORTION AND MIX OF AFFORDABLE HOUSING TO BE PROVIDED

When Policy HS.4 applies, the City Council will seek the provision of generally a minimum
of 50% of the proposed dwellings as affordable housing.
In assessing the mix of affordable dwelling types and sizes, the City Council will have
regard to the characteristics of the site and to its Supplementary Planning Documents.
On-site Provision of Affordable Housing
7.2.8 Affordable housing should usually be provided on-site as an integral part of the whole
development. This will promote balanced communities and minimise the delay in making the
affordable housing available. However, in exceptional circumstances affordable housing within the
development may not be desirable.
7.2.9 Where affordable housing is required, but the City Council is satisfied that on-site
provision is inappropriate, the developer will be expected to make a financial, or other, contribution
to the City Council instead. The amount of any payment will have to be negotiated, but it should
reflect the cost of providing the number, type and size of affordable dwellings that would otherwise
have been created on-site. The City Council will need to be satisfied that the financial contribution
will result in the provision of affordable housing.
POLICY HS.6 - ON SITE PROVISION OF AFFORDABLE HOUSING

Affordable housing should be provided as part of the proposed development unless the
City Council and the developer both consider that it is nonetheless preferable for a
financial or other contribution to be made towards the provision of an element of
affordable housing on another site.
7.3 Affordable Housing from Commercial Development
7.3.1 Certain commercial developments could worsen the existing housing situation by
encouraging workers in housing need to move to Oxford. The City Council considers that such
developments should contribute towards meeting the need for affordable housing by way of
financial or other contributions. The amount of any payment would have to be negotiated.
However, it should reflect the cost of providing the numbers, types and sizes of affordable
dwellings for which an additional demand is created. The City Council will need to be satisfied that
financial contributions will result in the provision of affordable housing.
7.3.2 This policy will be applied to all commercial developments that generate a significant
demand for affordable housing. However, it will not be applied to retail developments or to non-
profit making public sector projects, such as those in the education and health sectors.
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POLICY HS.7 - AFFORDABLE HOUSING AND COMMERCIAL DEVELOPMENT

Where a need for affordable housing is directly related to a commercial development, the
City Council will seek a financial or other contribution appropriate to the scale and kind of
the development.
7.4 Balance of Dwelling Type and Size

7.4.1 A predominance of one form of housing type in a locality may have unwelcome social
effects. The City Council considers that a mix of dwelling types will help achieve social inclusion
and cohesion. It believes that housing policy should cater for the whole community and that there
should be no policy barrier against any size, tenure or specialist occupation of a dwelling in any
locality. Furthermore, residents who wish to remain in their locality, but whose housing needs
change over their lifetime, should be able to do so. The City Council may refuse permission for
residential development that does not help achieve an appropriate mix of dwelling types. In
addition, there should be a reasonable mix of dwelling sizes within each new development. The
City Council will publish Supplementary Planning Documents and development guidelines to
highlight sites, sizes of sites and localities where Policy HS.8 is likely to be critical.
POLICY HS.8 - BALANCE OF DWELLINGS

In determining planning applications for residential development, the City Council will
have regard to the local distribution of dwelling types (including size of unit, tenure, and
specialist occupation) with a view to achieving a balanced and suitable distribution of
dwelling types; both within the site and within each locality.
7.5 Protection of Housing

7.5.1 There are insufficient dwellings in Oxford at present for people who are in unsuitable
accommodation, who need affordable accommodation, or who wish to live here. Existing dwellings
should therefore be protected. Non-residential uses almost never justify the loss of residential use.
7.5.2 The City Council accepts that working from home is a growing trend that can contribute
to an overall reduction in travelling and thus lead to a more sustainable lifestyle. This is generally
to be encouraged. Therefore, when planning permission is required, partial change of use to add a
workspace to a residential property may be appropriate in certain circumstances. In assessing
applications of this nature, the City Council will have particular regard to neighbourhood amenity
and traffic generation.
7.5.3 The City Council may agree a change of use of part of a dwelling to a nursery, a primary
health care facility, a local shop, or a guest house. The applicant would have to demonstrate that
there was a local need for the facility, and that the development would reduce the need to travel by
car. Such facilities can help build sustainable communities, but the City Council would carefully
examine the merits of the proposed development. In all cases of a partial change of use to a
mixed-use involving one of these facilities, a dwelling must be retained in the building.
POLICY HS.9 - CHANGE OF USE OF HOUSING

Planning permission will not be granted for the change of use of the whole of any
dwelling to a non-residential use.
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Planning permission will only be granted for the change of use of any part of a dwelling
to:
a. a workspace that will not generate significant traffic;
b. a primary health care facility (subject to Policy HH.3);
c. a nursery (subject to Policy ED.2);
d. a local shop; or
e. a guest house (subject to Policy TA.4).
In every case of a partial change of use, the need for the proposed use will have to be
demonstrated, and a self-contained residential unit of at least 25m2 will have to be
retained in the building.
7.5.4 In addition to the general need to retain dwellings, it is recognised that changes in society
lead to a need for smaller dwellings. The need for small, self-contained dwellings is so great that
there should be a presumption in favour of their retention. Their amalgamation into fewer dwellings
(including the return to a single 'family' house) will only be permitted in exceptional circumstances.
POLICY HS.10 - LOSS OF DWELLINGS

Planning permission will not be granted for any development which results in the net loss
of one or more self-contained dwellings.
7.6 Subdivision of Dwellings

7.6.1 The City Council wants to ensure that the conversion of houses to smaller dwellings is
managed effectively to prevent an increase in poor quality accommodation. Policy HS.11 therefore
sets minimum standards for flats and maisonettes created through a sub-division of dwellings.
POLICY HS.11 - SUB-DIVISION OF DWELLINGS

Planning permission will only be granted for the sub-division of a dwelling if:
a. each resultant unit will be self-contained with its own lockable entrance, kitchen,
and bathroom;
b. each resultant unit will be a minimum size of 25 m2 measured internally; and
c. the proposal will not prejudice the aims of Policy HS.8.
7.7 Adaptable Dwellings

7.7.1 Building Regulations (Part M) require the provision of access to new dwellings for people
with disabilities. Lifetime homes standards exceed the standards required by building regulations.
Most affordable housing is built to lifetime homes standards. However, it is still important to
increase the choice of dwellings available to people with disabilities and to assist special needs
households currently in unsuitable accommodation. Therefore, the City Council considers that at
least 15% of market housing on all suitable sites should be designed to lifetime homes standards
or their equivalent. On-site gradients and ease of access to shops, services and public transport
will be important factors when considering whether a site is suitable.
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7.7.2 Lifetime homes can equally easily be lived in by people without special needs, and does
not necessarily involve significant increase in space standards and cost. People who develop
disabilities, through accident, illness or old age, will face less disruption if more homes are
designed to be easily adapted to accommodate their changing needs. Details of the standards that
will be sought for lifetime homes will be published in a Supplementary Planning Document.
POLICY HS.12 - ADAPTABLE DWELLINGS

The City Council will seek, on suitable sites, at least 15% of new market houses to be
easily adapted to meet the needs of people with disabilities.
7.8 Student Accommodation

Student Accommodation Development by Educational Institutions
7.8.1 Oxford has a high proportion of students relative to the non-student population. Students
have specialist housing needs because they live in Oxford on a temporary basis; often only need
accommodation during term time, have low incomes, and have particular lifestyles. The University
of Oxford traditionally houses most of its students in purpose-built accommodation on land within
the colleges' ownership. Oxford Brookes University also houses a proportion of its students in
purpose-built accommodation. This, in the City Council's view, is a satisfactory method of housing
university students. However, a substantial number of students rent or own accommodation in the
general housing market. This demand reduces the availability and affordability of housing for the
rest of the population. The City Council therefore wishes to see an increase in the proportion of
university students housed in purpose-built accommodation and has identified several sites in the
Local Plan that may be suitable (see Section 14.0, Development Sites). There may also be a
limited role for purpose-built accommodation for further education students. However, because of
the greater need to house university students and the severe shortage of sites, it is considered that
any need in the further education sector should be dealt with on campus. Section 10.0, Education,
comments more fully on the housing position of students in Oxford.
7.8.2 Purpose-built student accommodation often offers little personal space, with various
shared facilities (kitchen, bathroom, amenity space). While this form of accommodation may
sometimes be built to a high specification, it does not represent a suitable form of permanent
accommodation for non-student occupants.
7.8.3 Generally student accommodation should be on land not suited to ordinary housing. The
overall number of students at both the University of Oxford and Oxford Brookes University is
controlled by Policies in Section 10.0, Education.
7.8.4 It is important therefore to restrict the occupation of purpose-built student accommodation

to students. This is most likely to be satisfactorily achieved through the educational institution and
through termly, annual or similarly appropriate lettings.
POLICY HS.13 - INSTITUTIONAL STUDENT ACCOMMODATION

Planning permission will be granted for developments by educational institutions of
purpose-built accommodation for students on suitable sites.
Planning permission will not be granted for the conversion of existing or new purpose-
built student accommodation to any other use.
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Speculative Student Accommodation
7.8.5 Student accommodation that is not provided by educational institutions may require
further restrictions to safeguard the accommodation for students and to prevent possible future
housing problems. In order that the development of the limited number of suitable sites makes the
maximum contribution to easing the situation in the general housing market, the City Council will
seek to ensure that the student accommodation is used by a named higher educational institution
(either the University of Oxford or Oxford Brookes University).
POLICY HS.14 - SPECULATIVE STUDENT ACCOMMODATION

Planning permission will only be granted for speculative developments involving
purpose-built accommodation for students where:
a. occupancy restrictions or other arrangements are secured to ensure the
accommodation is only available to those in full-time education;
b. appropriate management controls are secured, including an undertaking that
students do not bring cars into Oxford;
c. the development would not have an unacceptable impact on the amenities of
local residents; and
d. it provides accommodation for students of the University of Oxford or Oxford
Brookes University.
The City Council will seek to secure these measures by means of planning conditions or a
planning obligation.
7.9 Houses in Multiple Occupation

7.9.1 The City Council wishes to see the highest quality residential accommodation in Oxford.
However, as discussed earlier, there is a great need for cheaper accommodation. The private
sector can sometimes address this need by offering non-self-contained accommodation with the
sharing of a bathroom, a toilet, or cooking facilities. This standard of accommodation is often lower
than would otherwise be acceptable for new development. A characteristic of this type of
accommodation is the often transient nature of the occupants. In Oxford, many houses are let to
individual students, and public agencies have used such accommodation to house vulnerable
people who might otherwise be homeless. Developments that involve shared facilities for two or
more households are unlikely to be suitable for permanent accommodation.
7.9.2 The City Council therefore acknowledges that there may be a limited role for houses in
multiple occupation (HMOs). However, the City Council is concerned that too high a concentration
of houses in some form of multiple occupancy can contribute to a general loss of amenity to
neighbouring properties. This is the situation in East Oxford, so the City Council does not want to
see any more HMOs in that area. In other areas of Oxford, planning applications for change of use
to HMO will be assessed against the criteria in Policy HS.15.
7.9.3 Planning permission is not necessarily required when unrelated people occupy a
property. Whether there is planning control largely depends on how many households occupy the
dwelling. In reaching a view on whether a particular dwelling is occupied by more than one
household, the City Council will take into account the range of factors (established in case law and
planning appeal decisions) that describe the legal position of the occupiers and how they organise
their domestic arrangements. Occupation by fewer than six people comprising more than one
household may create a HMO subject to planning control. For the purpose of applying the 25%
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criterion in Policy HS.15, only houses in multiple occupation that require planning permission will
be counted.
7.9.4 The City Council considers that purpose-built HMOs have no role in meeting general
housing needs in Oxford. These include the needs of families who would otherwise be homeless.
However, sometimes purpose-built HMOs can be appropriate for people with special needs.
Purpose-built accommodation that is let termly or annually to students does not fall under the
control of Policy HS.15.
POLICY HS.15 - HOUSES IN MULTIPLE OCCUPATION

Planning permission will not be granted for purpose-built houses in multiple occupation
(HMOs) unless they are designed for, and will be occupied by, people with special
housing needs (when the proposals will be considered on their individual merits).
Within the HMO Registration Area, shown on the Proposals Map, planning permission will
not be granted for the change of use of any building to an HMO.
Outside the HMO Registration Area, and subject to HS.8, planning permission will be
granted for the change of use of a building to an HMO if the proposal:
a. makes appropriate provision for car / cycle parking;
b. will create adequate levels of amenity for the occupiers;
c. includes refuse storage space that is adequate in size and is accessible;
d. will retain or create good access into, and within, the building; and
e. will not result in more than 25% of the residential properties in the road being in
shared use which has or requires planning permission.
Note: purpose-built accommodation that is let termly to students does not fall into this category.
7.10 Housing and Commercial Uses

Staff Accommodation
7.10.1 Many of Oxford's public service providers and the universities are major landowners.
Together, they provide a significant proportion of Oxford's jobs. The benefits of these employers
providing staff accommodation on their own land (whether as self-contained dwellings or as
accommodation with shared facilities) include easing the general housing situation in Oxford, and
possibly reduced travel-to-work times. Subject to other policies in the Plan, the City Council will not
expect such developments that cater for staff of such organisations to provide affordable housing.
This will be controlled by a planning obligation.
POLICY HS.16 - STAFF ACCOMMODATION

Planning permission will be granted for residential development on land owned or
controlled by an employer that has entered into a key worker agreement with the City
Council provided:
a. at least 80% of the residential units to be created are to be subject to a planning
obligation limiting occupation to those eligible for key worker housing (as
defined);
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b. the site is not designated as a protected employment site under Policy EC.2; and
c. the site is not likely to be needed for the operational purposes of the employer.
To avoid doubt, such developments will be exempt from the provisions of Policy HS.4.
Live-Work Units
7.10.2 A live-work unit combines a home with a non-domestic work space (such as a small
workshop, studio or office) for the business use of the household. Such units are a highly
sustainable use of land and can contribute to a proper balance of dwelling types in a development.
Any proposal for live-work units will be treated on its merits. The City Council will need to be
satisfied that both the scheme's 'live' and 'work' element comply with the appropriate policies for
their use in the Plan. Maintaining a balance between the living and working areas is important and
may be controlled through a planning obligation. Live-work schemes are not exempt from the
affordable housing policy.
7.11 Residential Moorings

7.11.1 Residential moorings and houseboats may contribute to the overall supply of housing in
Oxford. There are some positive aspects of this form of housing, limited though it is:
• being provided for a limited period of time without necessarily causing a significant impact
on the environment;
• overlooking and thus increasing the safety of otherwise potentially secluded areas of
Oxford;
• offering car-free housing.
7.11.2 It is considered that there should be no more residential moorings on the Isis main river
channel. However, there may be scope for a limited number of additional moorings, possibly as
part of a mooring basin, on the other waterways that run through Oxford. The acceptability of
proposals for such moorings will depend on site circumstances and whether they comply with other
policies in the Plan.
POLICY HS.17 - RESIDENTIAL MOORINGS

Planning permission will be granted for further residential moorings on the canal or river
systems if:
a. they do not conflict with British Waterways or the Environment Agency’s
operational requirements;
b. there is adequate servicing including water supply, electricity, and disposal
facilities for sewage and rubbish;
c. there is adequate access and car parking if required;
d. there is adequate access for emergency services;
e. there will be no significant effect on the amenity and conservation interest of the
waterway; and
f. they are not on the Isis main river channel.
7.12 Low-impact Housing

7.12.1 'Low-impact housing' means it is designed to minimise the environmental consequences
of its construction and occupation. This means that the construction materials are natural products
and available locally. These dwellings are usually self-built. They are not intended to be
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permanent accommodation, but may exist for a number of years. They are unlikely to be
connected to the full set of services. The limited impact of this type of housing may allow
temporary planning permission to be granted on a site that would otherwise be considered
unsuitable for housing development.
POLICY HS.18 - LOW-IMPACT HOUSING

Planning permission will be granted for low-impact housing on a temporary basis in
exceptional circumstances where residential applications would otherwise be refused.
Any application for such a proposal must be accompanied by such additional information
as the City Council considers appropriate to describe the construction, impact, duration
and occupation of the proposal.
7.13 Gypsies and Travellers
7.13.1 The management and provision of sites for gypsies and travellers is undertaken on a
County-wide basis. An assessment concluded that the needs of travellers based in the Oxford
area were adequately met by three sites just outside Oxford’s boundary. Future reviews will be
carried out on a County-wide basis.
7.14 Privacy and Amenity

7.14.1 It is difficult to set standards for privacy and amenity for all dwellings as each
development site and building has its own circumstances. However, it will always be necessary to
consider the main components of residential amenity for neighbours (and for potential occupiers of
any proposed residential accommodation). The City Council will use the 45º code as set out in
Appendix 6 to assess the impact of development on daylight, sunlight and outlook.
POLICY HS.19 - PRIVACY AND AMENITY
Planning permission will only be granted for development that adequately provides both
for the protection, and/or creation, of the privacy or amenity of the occupants of the
proposed and existing neighbouring, residential properties. The City Council will assess
each development proposal in terms of:
a. potential for overlooking into habitable rooms or private open space;
b. potential for noise intrusion;
c. sense of enclosure, or development of an overbearing nature;
d. refuse and recycling storage;
e. cycle storage;
f. drying space; and
g. sunlight and daylight standards.
Local Residential Environment
7.14.2 Residential developments remain in occupation for many decades after the developer
has completed their construction. However, the site is usually sold to many different parties before
the development is completed. The City Council wants to ensure that developments only take
place after all foreseeable problems have been addressed.
POLICY HS.20 - LOCAL RESIDENTIAL ENVIRONMENT

Developments involving residential uses should provide a good environmental standard
within and outside each dwelling. Planning permission will only be granted where:
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a. all areas of land can be controlled and maintained;

b. finished surfaces are specified; and
c. any other identified management or operational problem has been resolved or
its resolution agreed.
Private Open Space
7.14.3 Dwellings should provide an amount of private open space to allow their occupants to
enjoy fresh air and light in privacy. Private and secure access to the open air for residents is
important to allow people a place, for example, to grow plants and dry clothes. It may be
acceptable to provide some of the private open space as a shared facility but not where the
occupiers are likely to include children. The length for a private garden for a family house will
generally be 10 metres.
POLICY HS.21 - PRIVATE OPEN SPACE

Planning permission will not be granted for development proposals involving residential
uses where insufficient or poor quality private open space is proposed. The City Council
will expect each dwelling to have access to private open space, possibly in the form of a
balcony. Family dwellings of two or more bedrooms should have exclusive use of an
area of private open space.
7.15 Public Open Space Provision for Residential Development

Provision of New Open Space and Improvements to Sporting Facilities as Part of New
Residential Development
7.15.1 On new residential developments involving 20 or more dwellings the City Council will
require a minimum of 10% of the site area to be used to provide public open space, unless it is
considered that the recreational needs of the development would be better served by taking a
contribution towards improving existing local facilities. Such contributions will also be required on
smaller sites where appropriate.
7.15.2 The nature of the open space provision will vary depending upon the size of development,
the type of dwellings involved, the character of the area, and what public open space is already
provided in the locality. Examples of the type of open space that may be appropriate, depending
on the type of development, include a seating area, a nature area, a kickabout area or an equipped
play area for children. In the case of some special needs housing, such as sheltered
accommodation, it may be appropriate to target the use of the open space to the occupants. If
such spaces are to become the responsibility of the City Council, its specification will have to be
agreed beforehand. The City Council will wish to be sure that the space will function properly as
designed and that maintenance is provided for, and will require applicants, where appropriate, to
enter into a legal agreement about ownership and future maintenance. Supplementary Planning
Documents will be published to indicate how Policy HS.22 will be applied.
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7.15.3 Most developments in Oxford are on relatively small sites on which it is not normally
reasonable to expect the provision of sports facilities. As such developments increase the
numbers of people using sports facilities, the City Council will seek contributions towards improving
local facilities, for example, by providing changing facilities, improved drainage, floodlighting or an
all-weather pitch where the need arising from the development justifies it.
POLICY HS.22 - PROVISION OF NEW OPEN SPACE AND IMPROVEMENTS TO SPORTING

FACILITIES AS PART OF NEW RESIDENTIAL DEVELOPMENT
The City Council will require residential development involving 20 or more dwellings, to
provide a minimum of 10% of the site area as suitable public open space where:
a. there is a shortage of public open space in the vicinity; or
b. the development would create a significant additional need for public open
space; or
c. the site contains a feature of recreational, ecological, visual or historic interest
which it is desirable to conserve; or
d. the site adjoins a site that contains a feature of recreational, ecological, visual or
historic interest and provides an opportunity to enhance it further.
Where appropriate developers will be asked to secure adequate maintenance of these
areas.
On smaller sites, where appropriate, and where the needs of the development would be
better served by improving existing areas of public open space in the locality, the City
Council will require a contribution in the place of on-site provision.
The City Council will seek contributions from developers towards the improvement of
local sports facilities when the need arising from the development justifies it. When
necessary, these will be secured by a planning obligation.
Children’s Play Space
7.15.4 Children’s play space forms an important part of public open space provision. The City
Council will seek to achieve as a minimum standard for play areas, the recommendation by the
National Playing Field Association (NPFA) of 0.8 hectares per 1,000 population. When residential
development is proposed, apart from accommodation specifically for older people, suitable play
areas should either be provided on site or a contribution made towards establishing them
elsewhere in the locality.
7.15.5 The NPFA groups play areas into three categories:

• local areas for play, which provide a small area of open space specifically designated for
play activities close to the home;
• locally equipped areas for play, which should offer at least five types of play equipment
and be within five minutes' walking distance of local homes;
• neighbourhood equipped areas for play, which should provide a minimum of eight items
of play equipment and be within a walking distance of 15 minutes from the home.
7.15.6 Where new play areas need to be provided, it is important that they are readily visible,
overlooked by nearby properties where this is possible, well designed and properly fenced,
surfaced and equipped, with at least five items of play equipment and with safe pedestrian access.
When play areas are proposed as part of a new development, developers must make adequate
arrangements for their future maintenance. Where existing play areas are poorly located, the City
Council will seek opportunities to relocate them. Home Zones, which are referred to in Section 3.0,
Transport, also create the opportunity for children to play close to their home.
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7.15.7 To meet the needs of older children, the City Council will seek to provide more
skateboarding and streetsport facilities, which involve the provision of robust play equipment plus
ancillary seating, at appropriate sites in Oxford. The City Council will seek to ensure that children
living in all parts of Oxford have one of these facilities within a walking distance of 15 minutes from
their home.
POLICY HS.23 - CHILDREN’S PLAY SPACE

The City Council will require residential developments involving 20 or more dwellings, to
provide suitable play space for children as part of the public open space provision
required under Policy HS.22. In suitable locations play provision should be made for
older children. On smaller sites, where appropriate, and where the needs of the
development would be better served by improving existing children’s play space, the City
Council will seek a contribution in the place of on-site provision. Children’s play areas
should be well designed, suitably located (with safe pedestrian access and, where
possible, be visible from adjacent residential properties) and properly fenced, surfaced
and equipped. Adequate arrangements must be made for their future maintenance.
NOVEMBER 2005
8.0 Economy Page
8.1 Introduction 92
8.2 Sustainable Economy 92
8.3 Protection of Key Employment Sites 93
8.4 Modernising Employment Sites 94
8.5 Loss of Employment Sites 94
8.6 Change of Use of Employment Sites 95
8.7 Employment Diversity and Small Businesses 96
8.8 Employment Training 96
8.9 Warehousing 97
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8.1 Introduction
8.1.1 Oxford plays a central role in the economy of Oxfordshire. In the city there are firms
representing important sectors, as well as major employers involved in car manufacturing,
education and healthcare. All contribute to the South East region and to the national economy.
The vitality, diversity and responsiveness of the economy are fundamental concerns in the
future development of Oxford.
8.1.2 This section of the Plan refers to different types of land uses defined in the Use
Classes (Amendment) Order 2005 and Use Classes Order 1987 (see Appendix 7). The Use
Classes Order is currently under review and any necessary changes to it will be incorporated in
the Plan.
8.2 Sustainable Economy

8.2.1 The Plan is designed to encourage sustainable development, strengthen existing
employment sectors and modernise existing employment uses within Oxford. This will take
place in the context of a policy of employment restraint, which is required to protect Oxford’s
character and avoid adding to Oxford’s housing and transport pressures. This overall approach
will encourage better use of existing resources and provide diversity in job opportunities.
8.2.2 The Plan seeks to build on Oxford's economic strengths such as education, the motor
industry, publishing, healthcare, research and development and tourism. Oxford needs to
encourage and support a variety of businesses to strengthen and diversify the local economy.
This will also help to maximise employment opportunities for local people. A flexible approach
will be required to make sure premises meet changing market demands and accommodate
future ways of working such as home-working and ‘hot-desking’.
POLICY EC.1 - SUSTAINABLE EMPLOYMENT

The City Council will seek to maintain, strengthen, modernise and diversify a
sustainable economic base for Oxford. Employment growth related to major
developments, that will attract a significant number of additional people to Oxford, will
only be granted planning permission where:
a. there are exceptional and important benefits to Oxford and its local
workforce; and
b. it can be demonstrated that additional pressure will not be placed on the
existing housing stock and transport infrastructure.
8.2.3 Policies EC.2 – EC.5 set out a cascade approach to employment-generating land use
in Oxford and are summarised below.
• First, Policy EC.2 protects key employment generating sites in terms of their current
use, or allow them to be modernised for another appropriate employment-generating
use. These sites are shown on the Proposals Map and listed in Appendix 8.
• Second, sites protected by Policy EC.2 should be modernised for employment
purposes.
• Third, if a site is not a protected employment-generating site, then the site will be
assessed against the loss of employment criteria in Policy EC.4.
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• Fourth, if the loss of employment criteria can be met then proposals for change of use
from employment to other uses will be assessed against the criteria in Policy EC.5
and other policies in the Plan.
8.2.4 To avoid doubt, the term employment-generating sites means only land and premises
in Class B use, and acceptable Sui Generis type uses (see glossary), but does not include
Class A uses. The City Council will normally regard Class B use as suitable for university
research, administration, and accommodation.
8.3 Protection of Key Employment Sites

8.3.1 Oxford has been recycling land to other uses over several decades, mainly from
employment use to residential use. The loss of employment land in some locations can
undermine sustainability, increase the need to travel, reduce both the mix and range of local
jobs and the number of small businesses. It is therefore important to make the best use of key
employment-generating sites to match the skills of the local workforce and to provide a diverse
range of jobs across Oxford. Employment land in the City centre and District centres will
generally be retained in accordance with the sequential approach set out in the Core Policies,
but it is recognised that there will be some ebb and flow of the market. Major business parks
and industrial estates are allocated on the Proposals Map and will remain in employment use.
8.3.2 The City Council will retain key employment generating sites in Class B use
(business, industrial and warehousing) and other employment generating sites such as
transport operators, builders’ yards, local depots ‘Sui Generis’. Together these key sites are
defined on the Proposals Map. The identification of key employment sites is based on the
following criteria:
• good accessibility by walking, cycling, or public transport for the majority of the local
workforce;
• protects a range of large to small businesses;
• provides a diverse type of jobs; and
• employment that is significant to Oxford's economy.
POLICY EC.2 - PROTECTION OF EMPLOYMENT SITES

Planning permission will not be granted for development that will result in the loss of
key existing employment generating sites and premises (Class B1, B2, B8 and Sui
Generis) as shown on the Proposals Map.
8.3.3 To avoid doubt, the Oxford Science Park, Littlemore Park and the Oxford Business
Park, are allocated for development in Section 14.0, Development Sites, and shown on the
Proposals Map. They are also protected employment sites. This policy does not apply to all
the other Development Sites in Section 14.0.
8.4 Modernising Employment Sites

8.4.1 Modernising employment sites can contribute to economic diversity and better match
jobs to local skills. The loss of local employment sites can undermine the economic vitality of
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an area. The type and nature of employment is evolving and may be significantly different in
the future. Modernising employment sites, in appropriate circumstances, may involve the
larger part of a site in employment use along with small elements of other types of land uses to
create a mixed-use development. This would help achieve the aims of sustainability and
reduce the need to travel. Policy EC.3 applies to a range of other existing employment sites
which are not protected by Policy EC.2. However, if there is no significant reduction in the
number of jobs, employment-generating sites protected by Policy EC.2 may be modernised
and will be assessed against the criteria in Policy EC.3. Changes of use, or modernisation, of
existing Sui Generis sites to alternative Sui Generis uses will be assessed against the criteria
set out in Policy EC.3.
POLICY EC.3 - MODERNISING EXISTING EMPLOYMENT SITES

Planning permission will be granted for development that modernises existing
employment-generating sites (B1, B2, B8 and Sui Generis). All the following criteria
will be used to assess developments:
a. the proposal secures or creates employment opportunities important to
Oxford’s economy and the local workforce;
b. the potential employment density should not significantly exceed the existing
employment level unless it can be clearly demonstrated that the existing site
does not make efficient and effective use of the land;
c. any development including a change of use that would cause a significant
intensification of Sui Generis uses will not be permitted where it would have
an adverse impact;
d. the proposed buildings and structures are of a scale and character
appropriate to the nature of the site and sympathetic to the surrounding
environment;
e. landscape proposals are included as an integral part of the redevelopment
scheme to help blend the development into the wider environment;
f. the use will not cause unacceptable environmental intrusion or nuisance;
g. there is no material intensification of the use that would generate an
unacceptable increase in traffic; and
h. the overall number of car parking spaces should not be increased, but either
maintained or reduced.
8.5 Loss of Employment Sites

8.5.1 If it can be demonstrated that a site is not suitable for its present use, then it would
next be assessed against the criteria in Policy EC.4. The City Council would need to be
assured that the loss of an employment-generating site would not cause any unacceptable
harm to Oxford’s economic diversity and would be beneficial to the City Council’s core aims
and objectives. The marketing period for vacant employment sites will normally be a minimum
of one year but shorter periods may be considered if adequately justified.
POLICY EC.4 - LOSS OF EMPLOYMENT SITES

Subject to Policies EC.2 and EC.3, the City Council will only allow the loss of
employment generating sites when it can be demonstrated that the development
meets all the following criteria:
a. the loss of jobs would not reduce the diversity and availability of local
employment opportunities; and
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b. it will not significantly reduce the number of small and start-up business
premises; and
c. no other suitable alternative business occupiers can be found following a
realistic effort at marketing the site and/or premises at a reasonable price for
an appropriate time period; or
d. the premises are shown to be badly sited or unsuitable due to operational
reasons, which cause nuisance or environmental problems to the
surrounding area. However, the City Council will not regard premises as
badly sited or unsuitable solely because they are in a residential area.
For the avoidance of doubt, this Policy does not apply to employment sites protected
by Policy EC.2.
8.6 Change of Use of Employment Sites

8.6.1 The above cascade approach to employment sites must be followed before the City
Council will allow the loss of employment sites to other uses. The City Council will encourage
mixed-use development, which could include live/work units (see paragraph 7.10.2). The
change of use will need to accord with other policies in the Development Plan, especially
housing policies HS.1, and HS.12. Reference should be made to Section 2.0, Core Policies,
and Section 14.0, Development Sites, for mixed-use development sites in Oxford.
POLICY EC.5 - CHANGE OF USE OF EMPLOYMENT SITES

Subject to Policies EC.2, EC.3, EC.4 and other Development Plan policies, planning
permission will only be granted for changes of use from employment-generating uses
to other types of land uses when the development meets all the following criteria:
a. proposals for alternative uses should first consider the suitability of the site
for residential developments or for mixed-use developments comprising
employment and residential uses, which could include studio workshops and
live/work units on smaller sites;
b. there is no conflict with Core Policies and other policies relevant to the
proposed uses in the Development Plan;
c. removal of the existing employment use will result in substantial
environmental and other planning benefits;
d. the use is appropriate to the location and adds value to the local community
and area; and
e. the development is appropriate in siting, scale, massing, details, and in using
materials that respect the local character of the area without ruling out good
innovative design.
To avoid doubt, this Policy does not apply to employment sites protected by Policy
EC.2.
8.7 Employment Diversity and Small Businesses
8.7.1 Planning policy can make a limited contribution to the provision of a diverse range of
jobs. For example, it can encourage a mix of developments across a range of employment
uses (B1 offices, B2 general industry and B8 warehouses) and other employment uses such as
artists studios, rehearsal areas, galleries, premises for web designers, bus garages and
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telecommunications. A good range of employment opportunities helps to contribute to Oxford’s

creative culture and economic vitality.
POLICY EC.6 - EMPLOYMENT DIVERSITY

Planning permission will be granted for employment generating developments that
maintain and enhance the employment diversity of Oxford, to meet the needs of its
local workforce.
8.7.2 Small and start-up business units play an important role in Oxford’s economy but they
are in short supply. These types of employment uses can regenerate areas, create local jobs
and reduce the need to travel. Many small businesses specialise in developing new technology
that can in turn lead to innovation and enterprise. Other specialist businesses have close links
and support research and development associated with both universities and the hospitals.
Provision for small and enterprising businesses will help widen the range of employment
opportunities and will make use of, develop and raise the skills of local people.
POLICY EC.7 - SMALL BUSINESSES

Planning permission will be granted for small business units (up to 500 m²) in the
following locations:
a. on existing employment-generating sites;
b. on mixed-use development sites;
c. at other appropriate locations, if there is no conflict with other policies in the
Development Plan;
Provided that the development complies with all of the following:
d. the use is appropriate to the location and adds value to the local community
and area;
e. the development will not cause unacceptable nuisance or environmental
problems to the surrounding area;
f. there is satisfactory access, parking and servicing; and
g. it does not result in unacceptable traffic generation or highway safety
problems.
8.8 Employment Training

8.8.1 There is a need to create employment diversity and to increase access to
employment opportunities and improve skill levels. Training is the key to economic
sustainability as it helps up-grade and up-date the ever changing employment skills required for
a wide range of businesses. The City Council will seek financial contributions towards training
the local workforce or providing start up business units to compensate for the loss of
employment generating land and from major employment generating developments. The City
Council will from time to time prepare and publish a Supplementary Planning Document to
detail how this policy will apply to appropriate developments.
POLICY EC.8 - EMPLOYMENT TRAINING

In granting planning permission for a change of use of buildings or land, which either
involves the loss of employment land or generates major employment growth the City
Council will seek a financial contribution towards the provision of training facilities or
start up business units where the development would require new skills not found in
the local workforce. This would be secured by a planning obligation.
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8.9 Warehousing
8.9.1 Warehousing developments use large amounts of land, provide relatively few jobs
and often generate significant heavy vehicle movements. In Oxford, land is scarce so
warehousing provision should be targeted to meet the needs of the local market and
businesses. There is no significant demand for warehouse developments. However, where a
need can be demonstrated, then it would be best located on sites near to the ring road, and
wherever possible making use of the railway. New warehouse developments should be
designed to a high standard to respect their visual setting, especially on land adjacent to the
Green Belt and areas of open countryside. Warehousing, that is ancillary to an existing
industrial use, may be appropriate, if it meets transport and design policies.
POLICY EC.9 - WAREHOUSING

Planning permission will only be granted for new warehouse development if:
a. it demonstrates a need to be located in Oxford;
b. there are no suitable vacant warehouse buildings existing, under
construction or with planning permission;
c. it is located near to Oxford’s ring road and wherever possible makes use of
the railway;
d. it is designed to a high standard and respects its landscape setting;
e. there is satisfactory provision for access, servicing and parking;
f. there is no unacceptable environmental impact due to increased traffic,
noise, and light pollution;
g. the development would not significantly reduce the amenities of occupants
of nearby properties; and
h. landscape proposals are included as an integral part of the development
proposal.
In cases involving the re-use of existing employment-generating sites, the applicant

will need to demonstrate that the proposal would not result in a significant loss of
jobs.
NOVEMBER 2005
9.0 Health and Hospitals Page
9.1 Introduction 100
9.2 Primary Care 100
9.3 Hospitals 102
9.4 Ambulance Service 103
9.5 Medical Research 103
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9.1 Introduction
9.1.1 This section concerns the principles of health and hospital developments. For details
of the particular hospital sites and their land use allocations, please refer to Section 14.0,
Development Sites and Appendix 10.
9.1.2 The provision of health services in Oxford is primarily the responsibility of the various
National Health Service (NHS) Trusts. The main providers in Oxford are:
• The Oxford Radcliffe Hospital NHS Trust;
• Nuffield Orthopaedic Centre NHS Trust;
• Oxfordshire Mental Health Care NHS Trust;
• Oxford City Primary Care NHS Trust;
• Oxfordshire Learning Disability NHS Trust; and
• Oxfordshire Ambulance NHS Trust.
9.1.3 The NHS provides most health services in Oxford. However, there are also private
facilities, both on the hospital sites administered by the health care trusts and at the Manor
Hospital, London Road. There has also been a rapid growth in the number of premises
providing complementary and alternative medicine.
9.2 Primary Care

9.2.1 Good local facilities are vital to health care. The number of doctors’ surgeries/health
centres, pharmacies and opticians providing family health services in Oxford is generally
considered to be adequate. However, many of the buildings are out of date, too small and not
easily accessible. This applies, for example, to the Jericho Health Centre where a site at the
Radcliffe Infirmary has been identified for a replacement facility. Land has been identified for
the expansion of Donnington Health Centre on the former Donnington School site. The City
Council will support the improvement of facilities on other sites where there is a shortage of
space and the facilities require modernisation.
POLICY HH.1 - PROTECTION OF PRIMARY HEALTH CARE FACILITIES

Planning permission will not be granted for developments that would result in the loss
of premises used for the provision of medical or primary health services, except where
provision is made for the retention or replacement of existing facilities either on site,
or in another equally accessible and suitable location.
9.2.2 The provision of primary health care and alternative therapies are expected to
change during the Plan period, so the Local Plan must have sufficient flexibility to enable
suitable facilities to be provided in response to changing circumstances, while ensuring that
they would not cause unacceptable environmental problems.
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9.2.3 Change of use of non-residential buildings to primary care facilities and alternative
therapies may be considered appropriate in suitable locations where there is no conflict with
protected land uses and other policies in the Plan. Whilst the City Council recognises the value
of local health services, the pressure on Oxford’s housing stock is so great that the City Council
will not normally approve proposals that involve the loss of homes to health care facilities.
Partial loss of residential floorspace may be considered appropriate when it makes primary
care facilities more accessible for local communities and the criteria of Policy HH.3 are met.
9.2.4 When considering the development of health care facilities in non-residential

buildings, please also refer to Policies RC.2, RC.4 and RC.8 in Section 12.0, Retail and
Commercial Leisure.
9.2.5 The City Council will also support the provision of new purpose built primary health
care facilities on suitable sites where this would not conflict with other policies in this Plan.
Appendix 10 lists sites allocated for this purpose.
POLICY HH.2 - PRIMARY HEALTH CARE FACILITIES IN NON-RESIDENTIAL

BUILDINGS AND NEW PURPOSE BUILT HEALTH CARE FACILITIES
Planning permission will be granted for a change of use of a non-residential building
to a medical or health facility or for the provision of new purpose built facilities, where
the proposed development meets the following criteria:
a. the provision of adequate on site parking with suitable safe access;
b. the development will not cause undue noise or disturbance to neighbouring
properties;
c. the site is realistically accessible by walking, cycling and public transport for
the majority of people travelling to the site.
This is subject to no conflict with protected land uses and other policies in the Plan.
POLICY HH.3 - PRIMARY HEALTH CARE FACILITIES IN RESIDENTIAL DWELLINGS

The City Council will not permit the loss of residential dwellings, but planning
permission may be granted for a change of use for part of a residential dwelling where
the proposed development meets the following criteria:
a. a substantial proportion of the residential dwelling is retained in residential
use;
b. the development would not lead to unacceptable traffic or highway problems;
c. adequate provision for access and dropping off facilities is made;
d. the site is accessible by walking, cycling or public transport for the majority
of people travelling to the site; and
e. the use would not unacceptably affect the amenity of occupants and
neighbouring properties. This will depend on:
i. the scale of the proposal;
ii. the location and residential character of the area;
iii. the relationship to adjacent dwellings; and
iv. adequate sound proofing measures to safeguard the amenities of both
the occupant and adjoining neighbours.
9.3 Hospitals
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9.3.1 The hospitals are among the largest employers in the Oxford area; they deal with
large numbers of patients, and have many visitors. Both the University of Oxford and Oxford
Brookes University work closely with the hospitals to provide high standards of teaching,
training and medical and clinical research. The future of the hospitals and hospital related
services are a key Local Plan issue.
9.3.2 The NHS Trusts wish to rationalise hospital services in Oxford to improve health care,
and make more efficient use of health care resources. A key part of this strategy is to relocate
services from the Radcliffe Infirmary to the hospital sites in Headington, which is known as the
Headington Strategy. The University of Oxford facilities currently located on the Radcliffe
Infirmary site will also be relocated as part of this strategy.
9.3.3 The NHS has embarked on a period of modernisation, with far-reaching implications
for health care in Oxford. This will require new buildings, modification of existing buildings, new
equipment and increased staffing in order to provide flexibility to respond to future
developments in the delivery of health care. While making this investment, the NHS will
dispose of surplus health care sites.
9.3.4 Most of this development should be concentrated on the existing hospital sites at the
John Radcliffe, Churchill Hospital, Nuffield Orthopaedic Centre, Warneford Hospital and Park
Hospital sites. Generally, hospital facilities should be concentrated in the Headington area,
except for mental health care, although some non-medical facilities could be located on
suitable sites elsewhere. A modern facility has been established at the Littlemore Mental
Health Centre in Sandford Road and there is scope for further development both on this site
and on the field at the rear which is allocated for health care facilities. Locating some further
new mental health care facilities in Littlemore should make land available at the existing
Warneford and Park Hospital sites for other uses that need to be located in the Headington
area. As many people travel to the hospital sites improving public transport links to and within
the hospital sites will be a key element of future development proposals.
9.3.5 The NHS Trusts must remain flexible and responsive to evolving Government policy
and initiatives. This makes it difficult to be specific about longer-term proposals for their
development, particularly during the later part of the Plan period. The Local Plan must be
flexible enough to enable the hospitals to respond to changing circumstances while ensuring
that development will also be acceptable.
9.3.6 Section 14.0, Development Sites, contains details of the type of development that will
be granted planning permission on each of the following sites:
• Churchill Hospital,
• John Radcliffe,
• Littlemore Mental Health Centre,
• Nuffield Orthopaedic Centre,
• Park Hospital,
• Warneford Hospital,
• Warneford Meadow.
Transport Strategy
9.3.7 The Health Integrated Transport Strategy (HITS) was set up by a partnership of the
NHS Trusts, Oxford Brookes University and Oxford University. HITS sets out the agreed
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framework for meeting the transport needs of these major Headington based organisations.
With a commitment to on-going monitoring and review by the Trusts, HITS should achieve a
better balance between numbers of people travelling by car and those travelling by other more
sustainable modes. This commitment to reducing car travel to the various sites will be an
important requirement for progress on further proposals.
9.3.8 For patients, their helpers, and many visitors, car travel is often the only realistic
option and often takes place outside the peak traffic periods. Therefore the City Council’s main
concern is the impact of travel by staff and students and how to manage it.
9.3.9 Traffic difficulties arising from poor or congested access are key factors in
determining the capacity of the hospital sites and the balance between the sites. Adequate
public transport, cycle and pedestrian facilities and a complementary on-site parking policy
operated by the Trusts will help reduce the demand for unnecessary travel by car. In pursuing
sustainable development, sites will need to accommodate a mix of uses, for example
combining student and staff accommodation with medical, teaching and research facilities,
which would reduce the need to travel.
9.4 Ambulance Service

9.4.1 The Ambulance Service is presently based at the Churchill site and has a pressing
need to relocate to an alternative site. The Oxfordshire Ambulance NHS Trust is considering
centralising these facilities on a single site closer to the ring road to improve efficiency and
emergency response times. This move would also require the relocation of the services’
communication mast. The City Council considers that there would be considerable benefits in
relocating the Ambulance Service to a more suitable site, both in terms of improving its
operational efficiency and also releasing land on the Churchill Hospital site for other health
related uses such as health care facilities, medical research or staff accommodation for nurses
and other key workers associated with the health service. The City Council will support the
relocation of the Ambulance Service to a suitable site with good access to the road network.
Relocation to an appropriate employment-generating site would, in principle, be supported.
9.4.2 The County Trading Estate, off Watlington Road, could offer scope for relocation of
the Ambulance Service, when the area has been reorganised, but no specific site here has yet
been identified.
9.5 Medical Research

9.5.1 The University of Oxford currently occupies floor space on the hospital sites and on
the former Area Health Authority site off Old Road. During the Plan period, University
developments are likely to take place on the hospital sites, particularly to accommodate the
expansion of the Weatherall Institute of Molecular Medicine at the John Radcliffe Hospital, and
on the former Area Health Authority site. The University is likely to require additional land for
medical research facilities during the Plan period. While some medical teaching and research
can be undertaken away from hospital sites, some of it cannot, as it requires access to hospital
facilities, and many University staff give clinical support to the hospitals as well as undertaking
research and teaching.
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9.5.2 The City Council acknowledges that medical research is of fundamental importance.
However, it does not consider that it should be allowed to take over all land surplus to the
health trusts’ requirements, because of the pressing need to provide additional student
accommodation and the forecasted need for additional teaching/administration floorspace for
Oxford Brookes University. The Warneford Meadow site is allocated for medical research,
nurses’ accommodation, other key worker housing, and health care facilities. Details of this
proposal are contained in Section 14.0, Development Sites.
NOVEMBER 2005
10.0 Education Page
10.2 Nursery Education and Childcare Facilities 106
10.3 Schools 107
10.4 Oxford & Cherwell Valley College 108
10.5 Ruskin College 109
10.6 Oxford Brookes University 109
10.7 University of Oxford 112
10.8 Private Colleges 114
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10.1 Introduction
10.1.1 This section concerns the principles of Education developments. For details
regarding the particular sites and their land use allocations, please refer to Section 14.0,
Development Sites, and Appendix 10.
10.1.2 Ensuring a high standard of educational facilities is essential to ensure that Oxford is
a place where people, especially young families, choose to live, and is thus an important factor
in maintaining and creating more sustainable and balanced communities. Oxford has a wide
range of educational establishments, all of which require land and have an impact on the
transport network, especially during peak times.
10.1.3 Oxford is also world renowned for its higher and further education establishments.
This in turn encourages high levels of tourism, so it is important for Oxford in both economic and
employment terms.
10.2 Nursery Education and Childcare Facilities

10.2.1 Facilities for childcare fall into several categories, ranging from nurseries to child-
minders. The City Council will encourage the provision of nursery education and childcare
facilities in appropriate buildings and locations. Change of use of non-residential buildings to
nursery and childcare facilities may be considered appropriate in suitable locations where there
is no conflict with protected land uses and other policies in the Plan. The provision of nursery
and childcare facilities as an ancillary use will be encouraged as this helps people to return to
work, creates mixed-use developments, and can reduce the need to travel. Nurseries may be
suitable as a dual use of sports pavilions and other recreation/community buildings, if they
comply with other policies and highway requirements. Nurseries should be accessible by
various modes of transport and must have internal and external play areas.
10.2.2 Large employers in Oxford, such as the hospitals and universities, will be encouraged
to provide childcare facilities on their own sites. This is more sustainable as it can reduce the
need to travel for employees who have children.
POLICY ED.1 - NURSERY EDUCATION AND CHILDCARE FACILITIES IN NON

RESIDENTIAL BUILDINGS AND NEW PURPOSE BUILT-FACILITIES
Planning permission will be granted for change of use from a non-residential building
to a children’s nursery or other childcare facilities, or for the provision of new
purpose-built facilities where the proposed development meets the following criteria:
a. the development will not cause unacceptable noise and nuisance to the
adjoining properties;
b. adequate internal and external play-space is provided;
c. adequate provision is made for access, parking and dropping-off facilities;
and
d. the location is realistically accessible by walking, cycling or public transport
for the majority of people travelling to the site.
10.2.3 The City Council seeks to balance the need to protect the living conditions of nearby
residents with the need for nursery and childcare facilities for local communities. Proposals for
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nursery use should not have an unacceptable impact on the amenities of neighbouring
properties or result in the loss of dwellings. In residential areas, semi-detached and terraced
properties are generally not considered suitable locations for day nursery use, except where
they are adjoined by non-residential uses.
10.2.4 Policy HS.9 protects the existing housing stock. However, the City Council, in certain
circumstances, may accept the partial loss of a dwelling, provided that an adequate standard of
accommodation is retained and the amenities of local residents are protected from an
unacceptable level of nuisance. Appropriate planning conditions may be used to control the
number of children accommodated on the site, the opening hours, and access and car parking
arrangements, in particular circumstances restricting the use of the dwelling to that of the
nursery and childcare family only.
POLICY ED.2 - NURSERY EDUCATION AND CHILDCARE FACILITIES IN DWELLINGS

The City Council will not permit the loss of any whole residential dwelling, but
planning permission may be granted for a change of use of part of a residential
dwelling for children’s nurseries or other childcare facilities, where the development
meets the following criteria:
a. an adequate standard of residential accommodation is retained for the
proprietor or resident member of staff;
b. adequate internal and external play-space is provided;
c. the development would not lead to unacceptable traffic or highway problems;
and
d. the use will not adversely affect the amenity of neighbouring properties. This
will depend on:
i. the scale of the proposal;
ii the location and residential character of the area;
iii. the proximity and relationship to adjacent dwellings including outdoor
play facilities;
iv. adequate sound proofing measures to safeguard the amenities of both
the resident occupants and the adjoining neighbours;
v. adequate space is provided for access, parking and dropping-off areas;
and
vi. the location is realistically accessible by walking, cycling or public
transport for the majority of people travelling to the site.
10.3 Schools
10.3.1 Oxfordshire County Council is the local education authority for Oxford. However,
education is still an important issue for the City Council in terms of the planning and land use
requirements of schools in Oxford. The number, distribution, improvements and funding of
schools are largely the responsibility of the County Council.
NOVEMBER 2005
Primary and Secondary Schools
10.3.2 New Hinksey Primary School particularly needs improvement. A replacement site has
been identified at Bertie Place Recreation Ground and this is discussed in Section 14.0,
Development Sites, Policy DS.7.
10.3.3 Northfield School is also seeking to move. If a suitable site is found for its relocation,
the exiting site will be carefully considered for redevelopment. This site is discussed further in
Section 14.0, Development Sites, Policy DS.51.
Traffic Generation From Schools
10.3.4 Oxford has many state and private schools, which together generate a significant
amount of traffic. When considering planning applications for new school facilities or extensions
to existing school buildings, the City Council will require appropriate measures to reduce traffic
generation, particularly by improving pedestrian and cycle access to school sites. Where
schools draw pupils from a wide catchment and development proposals are likely to result in
significantly more trips, the City Council will require schools to co-operate in reducing their traffic
impact, by providing special buses, links to the park and ride sites in view of the wide catchment
area of such schools, and, where appropriate, a travel plan.
POLICY ED.3 - SCHOOLS

Planning permission will only be granted for significant trip-generating development at
schools that meets the following criteria:
a. it will not cause unacceptable traffic or parking problems;
b. appropriate provision is made for access and dropping-off facilities; and
c. the site is accessible by walking, cycling or public transport, including links
to the park and ride sites, for the majority of people travelling to the site.
10.4 Oxford & Cherwell Valley College

10.4.1 Oxford & Cherwell Valley College operates from two main sites at Oxpens and at
Blackbird Leys. The City Council supports increased provision at the Oxford & Cherwell Valley
College in view of population trends, local unemployment and the changing skills required in
the economy.
10.4.2 The College should make better use of the Oxpens site by increasing the density of
future developments. Consideration will be given to realigning Oxpens Road and removal of the
College building next to Abbey car park, as it could be replaced elsewhere on site. This would
allow the creation of a pedestrian link along Castle Mill Stream that would link the Oxpens
development to the Castle development and the City centre. Private parking for the College will
be carefully controlled, and the City Council will seek the co-operation of the College in limiting
parking to operational requirements only.
10.4.3 If any land at the Oxpens site should become surplus for use by Oxford & Cherwell
Valley College, the site lies in an ideal location for residential development. The possible
redevelopment of this site is discussed further in Section 14.0, Development Sites, Policy
DS.16.
NOVEMBER 2005
POLICY ED.4 - OXFORD & CHERWELL VALLEY COLLEGE

Planning permission will be granted for the further development of Oxford & Cherwell
Valley College on its current sites at Blackbird Leys and at Oxpens and the adjoining
land subject to the provision of a footpath link through the site as part of a new
footpath linking the Isis to Oxford Castle and St. Thomas Street.
The level of parking provision will be strictly limited to operational purposes only.
10.5 Ruskin College

10.5.1 Ruskin College currently operates from two campuses in Oxford, one in Headington
and the other on Walton Street, Jericho. However, Ruskin College wishes to amalgamate all its
current services on one site. The fire station in Rewley Road provides a possible site for its
relocation.
10.5.2 Subject to the relocation of Ruskin College taking place, its two current sites are
allocated for redevelopment in Section 14.0, Development Sites, Policies DS.71 and DS.72.
Given their location and current use, the Headington site is considered suitable for residential or
an institutional use, such as a use related to the John Radcliffe Hospital, and the Walton Street
site, in Jericho, is allocated for use by the University of Oxford and primary care facilities.
10.6 Oxford Brookes University

10.6.1 Oxford Brookes University is an institution of both national and international repute
and is of major importance for Oxford’s economy. It has two academic centres in Oxford,
namely Gipsy Lane and Headington Hill Hall. Its two other academic centres at Wheatley and
Harcourt Hill (former Westminster College) are outside Oxford’s boundary in South Oxfordshire
and the Vale of White Horse respectively.
10.6.2 In recent years the University has grown, in terms of student numbers and floor
space. It wishes to continue to grow, with an emphasis on providing extra floorspace to improve
facilities during the period covered by this Plan.
10.6.3 The City Council wishes Oxford Brookes University to retain its vitality and reputation
for academic excellence. However, it is essential that growth in the size of the University:
• does not have an adverse impact on housing;
• can be accommodated without making it difficult to meet Oxford’s other land use
needs; and
• can be achieved without putting additional adverse strain on the transport network in
the Headington and Marston areas.
Forecast Need for Extra Floorspace
NOVEMBER 2005
10.6.4 Oxford Brookes University forecasts a need for up to 50,000m2 of additional

floorspace over the Plan period (which equates to a 56% increase in its floorspace). The
University states that it needs the increase to accommodate the projected growth in student
numbers, and research activities and particularly to improve the quality of its facilities.
10.6.5 While the City Council acknowledges the need for more floorspace at the University, it
is concerned about the amount of extra floorspace which the University forecasts that it needs.
Developments will only be granted planning permission as suitable sites become available and,
through planning obligations, will be subject to the University providing suitable accommodation
for its staff, accommodating additional students in purpose built accommodation, and limiting
the number not in provided accommodation. Policy HS.16 of Section 7.0, Housing Policies,
deals with staff accommodation and Policy HS.13 deals with purpose-built student
accommodation.
10.6.6 Oxford Brookes University should seek to increase floorspace on its existing sites as
far as possible to make the most efficient use of land and minimise the need for additional sites.
Based on the University’s estimates, it may be possible to provide 31,000m2 of floorspace on
the Gipsy Lane, Headington Hill Hall and Government Buildings sites, so the University would
need to provide approximately 20,000m2 on other sites if it is to meet its forecasted need, some
of which it may be possible to accommodate on its existing campuses outside Oxford at
Wheatley and Harcourt Hill.
10.6.7 To secure development in sustainable locations, and to avoid competition for land
needed for other uses, any additional floorspace on sites in Oxford should be on sites identified
in this Plan, or currently (at 2005) owned by Oxford Brookes University. This includes Harcourt
House in Marston Road and the Warneford Hospital site. Details of these sites are set out in
Section 14.0, Development Sites, Policies DS.32 and DS.86. Additional floorspace will also be
accommodated on part of the Milham Ford School site in Marston.
POLICY ED.5 - OXFORD BROOKES UNIVERSITY - ADDITIONAL DEVELOPMENT

The City Council will allow further development on Oxford Brookes University’s Gipsy
Lane and Headington Hill Hall sites, including the redevelopment of existing buildings
except the listed Hall. This may include the redevelopment of existing buildings, where
this would allow additional improved facilities to be provided and make more efficient
use of land. There should be no unacceptable adverse impact on the amenity of the
adjoining sites, trees or the setting of the listed Hall.
The City Council, where appropriate, will impose planning conditions or seek a
planning obligation:
a. to ensure that student numbers only increase commensurate with additional
purpose-built student accommodation; and
b. for the resolution of traffic/parking problems, including improvements for
pedestrians, cyclists and public transport, including park and ride.
Oxford Brookes University Students
10.6.8 The number of full-time students at Oxford Brookes University has increased
substantially over the past decade, increasing from approximately 6,000 in 1989 to 10,500 in
1999. During the same period the number of purpose-built bed spaces has increased from
NOVEMBER 2005
1,300 in 1989 to 2,900 in 2000, and the number of leased bed spaces has increased from 220
to 750. The number of students not in provided accommodation thus increased, from
approximately 4,500 in 1989 to 6,850 in 1999.
10.6.9 However, the effect of this increase on housing in Oxford has been mitigated by
various factors. Firstly, a number of Oxford Brookes University’s full-time students were
resident in Oxford before applying to study at the University and continue to live at their home
addresses while studying. In January 2002, this accounted for approximately 850 students.
Secondly, some other students live outside Oxford but commute to the University. Thirdly,
approximately 360 students on sandwich courses are away from Oxford on placement. As a
result, Oxford Brookes University state that there are approximately 3,200 students living in
accommodation that they own or rent in Oxford, excluding those living at their previous home
address. The number of students living in accommodation not provided by Oxford Brookes
University will be reduced by the 950 bed spaces which the University is providing on the
Government Building site in Marston Road and at Cheney Hall.
10.6.10 While these factors substantially reduce the impact which students have on the local
housing market, the fact that over 3,000 students live in accommodation that they rent or own
substantially affects the amount of housing available for other Oxford residents. Oxford Brookes
University estimates that the overall number of students is likely to grow by 0.5 to 1.0% a year
(across the four academic centres) during the next 15 years. There could therefore be an extra
1,820 full time students at the University by 2016. The City Council considers that it is important
that Oxford Brookes continues to provide further sites for student accommodation and, where
possible, should reduce the number of students not living in purpose-built accommodation. The
City Council will do this by insisting that any further increase in student numbers is matched by
a proportionate increase in purpose-built student accommodation.
10.6.11 Several sites allocated for student accommodation are set out in Section 14.0
Development Sites, and are listed in Appendix 10. All of the sites are currently used for some
other purpose, so it is not certain that any of them will become available during the Plan period.
Given the shortage of suitable vacant sites, the City Council therefore considers it to be
important that if they do become available they are not used for another purpose. Provided
there is no conflict with other policies in the Development Plan, the City Council may consider
proposals for student accommodation to be appropriate for other sites in the Headington area
not suitable for market, key worker or affordable housing. Purpose-built student
accommodation will not be provided with car parking spaces except for students with disabilities
and staff, as set out in Appendix 3.
POLICY ED.6 - OXFORD BROOKES UNIVERSITY - STUDENT ACCOMMODATION

The City Council will assess proposals for teaching/administration accommodation for
their impact on student numbers, and will ensure that any increase in student numbers
is matched by an increase in purpose-built student accommodation. Planning
permission will only be granted for additional teaching/administrative accommodation
where the number of Oxford Brookes University full-time students living in Oxford in
accommodation not provided by Oxford Brookes University does not exceed 3,500 in
the academic years up to 2008, and 3,000 after that date.
NOVEMBER 2005
The conversion or redevelopment of purpose built student accommodation to market

housing will not be permitted. The City Council will seek to restrict students from
bringing cars to Oxford by means of a planning obligation or other appropriate means.
Note: The reference to students not living in accommodation provided by Oxford Brookes
University excludes those students who were resident in Oxford before applying to study at the
University and continue to live at their home address while studying.
10.7 University of Oxford

10.7.1 The University of Oxford is a world-renowned centre of academic excellence as well
as one of the largest employers in Oxford. The University’s vitality and viability is important, but
the right balance must be struck between the growth of the University and other land use
requirements in Oxford.
10.7.2 The University is expecting a significant level of growth over the next 15 years, with an
estimated need for an additional 75,000m2 of floorspace over the Plan period. Proposals to
increase University floorspace will only be granted planning permission if, through planning
obligations, the University provides suitable accommodation for its staff, accommodates
additional students in purpose built accommodation and limits the number not in provided
accommodation. Policy HS.16 of Section 7.0, Housing Policies, deals with staff accommodation
and Policy HS.13 deals with purpose-built student accommodation.
10.7.3 The City Council believes that this growth should be mainly concentrated in the central
area as this is most sustainable in transport terms and also enables the different University
colleges and departments to maintain close contact. However, this will depend on any new
development or alterations to existing buildings not having a material adverse impact upon the
special interest of any listed buildings, their settings and buildings of local interest, and the
character and appearance of a conservation area. The redevelopment of the Radcliffe Infirmary
site provides the only large-scale site in the central area that is likely to be available during the
Plan period. It is important that most of this site is developed for
teaching/administration/academic research with a small area being used for student
accommodation. Two smaller sites that may become available are the Acland Hospital site in
Banbury Road and Ruskin College site in Walton Street. Further details of both sites are set out
in Section 14.0, Development Sites, Policies DS.2 and DS.72.
10.7.4 There are, however, a number of other sites where there is the opportunity for more
University development during the Local Plan period. These include further opportunities for
development on sites that have already been developed for University use, such as Keble Road
triangle and the Science Area, and also other small sites that are currently used for another
purpose but which are likely to become vacant during the Plan period, such as the Old Mortuary
site in Floyds Row. University teaching and development could also form part of a mixed-use
development at Oxford Station if it relocates to Oxpens.
10.7.5 There may be a need for further sites for academic research activities. More sites are
likely to be needed to accommodate other non-core activities such as library storage and
administration. The City Council considers that sites allocated for B1 (office) use would be
appropriate for these purposes. While the University would want its core academic and
research activities to be located in central Oxford, it acknowledges that the shortage of suitable
NOVEMBER 2005
sites will lead to many non-core activities such as library storage and administration being
located in areas away from the central core, if there is a need for further sites.
POLICY ED.7 - UNIVERSITY OF OXFORD - ADDITIONAL DEVELOPMENT

Planning permission will be granted for further development of Oxford University’s
teaching/administration and research uses on sites already being used for University
purposes, including the redevelopment of existing buildings where this would allow
additional improved facilities to be provided and make more efficient use of land.
Permission will be subject to the new development or alterations to existing buildings
not adversely affecting the special interest of any listed buildings or their settings,
buildings of local interest, or the character and appearance of a conservation area.
The City Council, where appropriate, will impose planning conditions or seek a
planning obligation:
a. to ensure that student numbers only increase commensurate with
additional purpose-built student accommodation; and
b. for the resolution of traffic/parking problems including improvements for
pedestrians, cyclists and public transport, including park and ride.
Student Accommodation
10.7.6 For the last two decades the number of students at Oxford University has been
growing steadily at around 15% per decade. In the academic year 1999/2000 there were
approximately 16,400 students. The amount of student accommodation provided has kept
broadly in line with the overall growth in student numbers, and in 1998/99 there were
approximately 13,100 purpose-built student accommodation units. The total number of students
not living in provided accommodation is thus approximately 3,300.
10.7.7 By the end of the Plan period, at an expected growth rate of 1%, student numbers will
have grown to nearly 19,500. This would be approximately 3,100 more than in 1999/2000. The
City Council supports the further expansion of the University, at the rate proposed, provided that
the increase in student numbers can be matched by an increase in purpose-built student
accommodation. Further, there should be some additional reduction, by 2008, in the number of
students not living in purpose-built accommodation. A reduction of 500 is deemed to be
appropriate and achievable. In total, nearly 3,600 additional bedspaces will be required by
2016.
10.7.8 Several sites are being allocated for student accommodation in Section 14.0,
Development Sites, and are listed in Appendix 10. Purpose-built student accommodation will
not be provided with car parking spaces except for students with disabilities and staff, as set out
in Appendix 3.
POLICY ED.8 - UNIVERSITY OF OXFORD - STUDENT ACCOMMODATION
The City Council will assess proposals for teaching/administrative accommodation for
their impact on student numbers and will ensure that any increase in student numbers
is matched by an increase in purpose-built student accommodation. Planning
permission will only be granted for additional teaching/administrative accommodation
where the number of Oxford University full-time students living in Oxford in
accommodation not provided by their College does not exceed 3,500 in the academic
years up to 2008 and 3,000 after that date.
NOVEMBER 2005
The conversion or redevelopment of purpose-built student accommodation to market

housing will not be permitted. The City Council will seek to restrict students from
bringing cars to Oxford by means of a planning obligation or other appropriate means.
Note: The reference to students not living in accommodation provided by their College
excludes those students who were resident in Oxford before applying to study at the University
and continue to live at their home address while studying.
10.8 Private Colleges

10.8.1 Different types of private colleges in Oxford teach a great variety of subjects to
different age groups. Private colleges may include language schools, secretarial colleges and
tutorial colleges. Of particular note are the schools that teach English as a foreign language.
While the City Council acknowledges that these institutions have an important educational role,
it is also concerned that significant further expansion could lead to an unacceptable loss of
other uses. In particular, given the pressure on Oxford’s housing stock, change of use from
residential or student accommodation to teaching/administrative uses for private colleges will
not be granted permission.
10.8.2 The upper floors of non-residential premises in the City centre, District centres and
other areas of secondary shopping frontages are considered to be the most suitable areas for
the location of private colleges provided this does not result in a significant loss of office
accommodation, particularly in the City centre.
POLICY ED.9 - PRIVATE COLLEGES - NEW TEACHING PREMISES

Planning permission will be granted for new teaching premises for private colleges on
the upper floors of non-residential premises in the City centre, District centres and
other areas of secondary shopping frontages, subject to the following criteria:
a. it does not involve a significant loss of office accommodation in the City

centre, unless a surplus of vacant accommodation or a lack of demand has
been clearly demonstrated;
b. it would not result in environmental or nuisance problems to the amenity of
the area; and
c. existing ground-floor accesses will be used or, in the case of a need for a
new entrance, this should be small and should not involve the loss of an
existing retail unit.
Where an existing college is considered to be badly located, planning permission will

not be granted for development that would result in an increase in student numbers
attending the premises.
10.8.3 Of particular importance where private colleges are concerned is the accommodation
provided for their students, especially as substantial numbers of students from the University of
Oxford and Oxford Brookes University also live in privately owned or rented accommodation.
Before granting planning permission for proposals that would increase the number of students
attending private colleges in Oxford, the City Council will need to be satisfied that they can be
accommodated without putting pressure on Oxford’s housing stock. This may be achieved by
the students living in other educational premises that are empty for the vacation, in purpose-
NOVEMBER 2005
built accommodation, or with families. The City Council may require evidence that host families
are available before agreeing to the establishment of new private colleges.
POLICY ED.10 - PRIVATE COLLEGES - STUDENT ACCOMMODATION

Planning permission will only be granted for the establishment of new educational
establishments or the expansion of existing ones where the applicant agrees to:
a. a limit on the overall number of students; and
b. to accommodate the students in other educational premises, purpose built
accommodation or family lodgings.
NOVEMBER 2005
11.0 Sport, Outdoor Recreation and Community Facilities Page
11.2 Sport 118
11.3 Public Open Space 121
11.4 Allotments 122
11.5 Footpaths and Bridleways 123
11.6 Waterways 125
11.7 Community Facilities 126
NOVEMBER 2005
11.1 Introduction
11.1.1 This section covers organised sport (whether for participants or spectators), leisure
activities such as walking and cultivating allotments, and community facilities.
11.1.2 Large areas of Oxford are used for this type of recreation. It makes an important
contribution to people’s enjoyment of life and general sense of well being, especially with
increased amounts of leisure time, and an increasing older population.
11.1.3 The City Council’s planning policy towards recreation is based on three principles:
• seeking to protect existing facilities, as very little land is available for replacement
facilities;
• wherever possible seeking to provide, or encourage others to create, new
recreational facilities; and
• improving access to such facilities, in terms of geography, and in terms of social
inclusion, disability and income.
11.1.4 The City Council has commissioned assessments of green space, indoor and outdoor
sport facilities provision in Oxford. The City Council will be using these assessments to
formulate local standards. These assessments will therefore provide useful background
information when applying the policies in this Section and the policies on Open Space Provision
(HS.22 and HS.23) in Section 7.0: Housing Policies.
11.2 Sport
Indoor Sport
11.2.1 Oxford’s main public indoor sports facilities are the Oxford Ice Rink, Temple Cowley
Pools, Ferry Sports Centre, and Blackbird Leys Leisure Centre. There are several smaller
facilities, including the swimming pools at Blackbird Leys and Peers School.
11.2.2 Other facilities, mainly in schools and colleges, provide an important recreational
resource. Some of these are available to the general public at specific times, such as St.
Edward’s School’s sports, health and fitness centre and the Oxford University and Oxford
Brookes sports centres. The City Council will protect indoor sports facilities.
POLICY SR.1 - PROTECTION OF INDOOR SPORTS FACILITIES

Planning permission will not be granted for development that involves the loss of
existing indoor sports facilities, except where provision is made for an equivalent or
improved replacement of the existing facilities on site, or in another equally accessible
and suitable location.
Open Air Sports
NOVEMBER 2005
11.2.3 Oxford possesses many playing fields and other areas for open air-sports, such as
tennis courts. These are an important recreational resource requiring protection and, where
possible, enhancement by the provision of better facilities. The City Council’s assessment
indicates that in terms of the National Playing Field Association's Standards, there is a shortfall
in the overall area of playing fields accessible to the general public. This is mainly because
many outdoor sports areas are owned by Colleges or private schools and are not necessarily
available for public use.
11.2.4 The City Council considers that most outdoor sports areas are also of special
significance for their amenity value and their contribution to the green space of the urban
environment. This applies equally to public and private areas.
11.2.5 Therefore, the City Council will resist any overall loss in outdoor sports provision in
Oxford. This applies to any proposal that results in losing part of a sports facility, with the result
that the facility ceases to be viable, or can only operate at a significantly lower level.
11.2.6 The City Council will only grant permission for the development of a school playing
field where it is satisfied that the local education authority have investigated and established
that the site will not be required in the longer term for school or community use, and it does not
provide an important green space (visual or amenity) for local residents.
11.2.7 Exceptions to the normal policy of protection will be considered only where alternative
provision can be made of equivalent or improved community benefit in terms of size, utility and
access, and if loss of the site would not lead to a shortage of recreation or amenity space in the
local area. In suitable circumstances, the alternative provision could be in the form of
significant improvements to existing outdoor sports facilities, such as the provision of changing
facilities, improved drainage or an all-weather surface, which would enable it to be more
intensively used as an all-weather facility.
POLICY SR.2 - PROTECTION OF OPEN AIR SPORTS FACILITIES

Planning permission will not be granted for development that would result in the loss
of open-air sports facilities, including school playing fields, where there is a need for
the facility to be retained in its current location, or the open area provides an important
green space for local residents.
Where this is not the case, planning permission will only be granted where there is no
need at all for the facility for the purposes of open space, sport or recreation, or
where:
a. there is a need for the development;
b. there are no alternative non-greenfield sites; and
c. the facility can be replaced by either:
i. providing an equivalent or improved replacement facility; or
ii. upgrading an existing facility.
Open-air sports facilities are identified on the Proposals Map.
New Indoor and Open Air Facilities
11.2.8 It is important to provide new facilities where there are gaps in existing provision, and
to improve existing facilities where there is the opportunity to do so. The City Council will
NOVEMBER 2005
support proposals for new sports facilities provided they are consistent with other
environmental policies contained in this Plan.
11.2.9 Section 14.0, Development Sites, gives details of two sites proposed for new sporting
facilities:
• Bayswater School, Barton - an indoor swimming pool; and
• Oxford Road, Horspath - a Centre of Excellence for cricket and rugby.
11.2.10 New outdoor sports facilities are likely to be located outside the main built-up areas
and may attract large numbers of people. The City Council will seek to ensure that measures
are implemented to ensure that they are realistically accessible by walking and cycling. In
addition, more heavily used sports facilities will need to be well served by public transport.
Policy HS.22 in Section 7.0, Housing Policies, deals with the contributions that will be sought
for local sports facilities.
11.2.11 Where sports facilities are provided by the private sector, the City Council will seek
community use through sharing schemes and joint user agreements.
POLICY SR.3 - NEW INDOOR AND OPEN AIR SPORTS FACILITIES

Planning permission will be granted for the provision and improvement of indoor and
outdoor sports facilities, subject to the appropriateness of their scale, siting, design
and location.
The City Council will seek public access to private and institutional facilities through
sharing schemes and joint user agreements. This will be secured through a planning
condition or a planning obligation.
New sports facilities must be realistically accessible by walking and cycling. Heavily
used facilities must be well served by public transport.
11.2.12 There is also the opportunity to create new outdoor facilities on an area of former
allotments on the Abingdon Road. Significant built or hard-surfaced areas are not considered
appropriate on this site, as it occupies a prominent position in the green wedge adjacent to
Abingdon Road. As the site has been disused for many years, it might support protected
species or Biodiversity Action Plan priority species. So development proposals for this site
must be accompanied by an independent assessment in accordance with Policy NE.22 and
details of any mitigation proposed.
POLICY SR.4 - DISUSED ALLOTMENTS, ABINGDON ROAD

Planning permission will be granted for the development of outdoor sports facilities on
the disused allotments, Abingdon Road as indicated on the Proposals Map.
11.3 Public Open Space

11.3.1 The most popular areas for informal recreation are Oxford’s parks, nature parks,
historic cemeteries and common land. Each one has a unique character and offers a particular
experience that cannot be enjoyed anywhere else. The City Council will protect areas that are
used for such purposes.
NOVEMBER 2005
POLICY SR.5 - PROTECTION OF PUBLIC OPEN SPACE

of public open space including parks, common land, nature parks and historic
cemeteries.
Areas of Public Open Space are defined on the Proposals Map.
11.3.2 The City Council will seek to ensure that all residents have access to informal public
open space near to their homes. Some areas of Oxford are better served than others. The
City Council will seek to create new areas of public open space in order to ensure that there is
adequate provision in all areas.
11.3.3 To the south-east of Cutteslowe Park there is an area of disused allotments and a
low lying agricultural field fronting the River Cherwell. The City Council considers that this area
could be used to advantage as an extension to the park. As much of this land is susceptible to
flooding, it is considered that the most suitable use would be to create new wildlife habitats
while providing public access. The disused allotments are already important for breeding birds
and there is the opportunity to create a wetland area close to the River Cherwell.
POLICY SR.6 - CUTTESLOWE PARK

Planning permission will be granted for the extension of Cutteslowe Park to create an
area of informal public open space as indicated on the Proposals Map.
Provision of Public Open Space as part of new Business, Commercial and Institutional
Developments
11.3.4 The City Council considers that it is important that public open space is provided as
part of large-scale business, commercial and institutional developments, such as hospitals.
Landscaped seating areas can, for example, be suitable places for employees and hospital
patients and visitors to relax.
11.3.5 Public squares perform a similar role in shopping areas by providing places for
people to congregate or rest. Currently there are few such areas in Oxford. The City Council
wishes to see the provision of squares as part of the Oxpens redevelopment and in Broad
Street. Opportunities will be taken to create further squares as part of major new commercial
developments.
11.3.6 The provision of new areas of public open space, including children’s play space and
improvements to sporting facilities, as part of new residential developments are covered in
Section 7.0 relating to Housing.
POLICY SR.7 - PROVISION OF PUBLIC OPEN SPACE AS PART OF NEW BUSINESS,

COMMERCIAL AND INSTITUTIONAL DEVELOPMENTS
On large-scale business, commercial and institutional developments the City Council
will seek the provision of suitable public open space to serve the recreational needs of
employees, customers and hospital patients/visitors where:
a. there is a shortage of public open space in the vicinity; or
b. the development would create a significant additional need for public open
space.
NOVEMBER 2005
Where appropriate, as part of major new commercial developments, the City Council
will seek contributions for the provision, or enhancement, of public squares which will
be secured by planning obligations. Developers will be asked to secure adequate
maintenance of new areas of public open space where appropriate.
11.4 Allotments
11.4.1 Allotments are defined as greenfield land (previously undeveloped), so Core Policy
CP.4 applies. The City Council will protect allotments in active cultivation unless, exceptionally,
the proposed development would serve an important wider community interest for which there
is no alternative site and replacement land of equal community benefit will be provided.
11.4.2 Where allotments are no longer in active cultivation, the City Council considers that
their development should only be permitted where:
• most or all of the allotments have fallen into disuse;
• there is evidence that, despite appropriate efforts to bring them into use, there is no
demand for the allotments; and
• there is not a need for the allotments to be used to provide another outdoor
recreational facility.
11.4.3 The presence of disused allotments does not necessarily indicate an absence of
need, as other factors such as lack of facilities, security and location can also influence the
level of use. When the need arising from a proposed development justifies it the City Council
will seek a contribution towards improving facilities at other allotment sites nearby where this
would encourage people to make greater use of these allotments. Contributions from new
residential developments towards the improvement of local allotment facilities will also be
sought where the development is likely to lead to increased use being made of the allotments
and where the existing facilities are inadequate.
11.4.4 On large new residential developments, the provision of new allotments can, where
appropriate, form part of the open space provision required under policy HS.22 in Section 7.0.
NOVEMBER 2005
POLICY SR.8 - PROTECTION OF ALLOTMENTS

Planning permission will not be granted for the development of allotment land in active
cultivation unless:
a. there is a need for the allotments to be developed for a use which would
serve an important wider community interest and for which there is no
alternative site; and
b. replacement land will be provided which is as good in quality and as
accessible to its users as that which it replaces.
Where allotments are no longer in active cultivation, development will only be

permitted where:
c. most or all of the allotments have fallen into disuse;
d. there is no evidence of demand for use of the allotments after appropriate
efforts have been made to bring them into use; and
e. there is no need for the allotments to be used for other outdoor recreational
purposes.
When the need arising from a proposed development justifies it, the City Council will
seek a contribution towards the provision of improved facilities on other allotment
sites nearby, where appropriate, and this will be secured by a planning obligation.
The City Council will support the creation of additional allotments where justified by
demand. A site is identified at Spindleberry Park, Blackbird Leys to meet the potential
need arising from residential development.
Existing allotments are identified on the Proposals Map.
11.5 Footpaths and Bridleways

11.5.1 Oxford possesses a well-used network of footpaths, bridleways and towpaths. They
provide valuable public access to Oxford’s green spaces. Some sections of the canal towpath
and the Thames Path National Trail are in a poor condition; they particularly need further
improvements to access points and surfacing along the route. Where a site is to be developed
close to a proposed new footpath or an existing footpath that new residents (or employees) are
likely to use, the City Council will seek a contribution towards appropriate improvements to the
local footpath network.
POLICY SR.9 - FOOTPATHS AND BRIDLEWAYS

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, improve or add to the Public Rights of Way network.
The City Council will seek improvements to enable people with disabilities to use
Rights of Way, particularly along the Oxford Canal and the Thames Path National Trail.
Contributions for the improvements will be secured through a planning obligation.
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11.5.2 The City Council wishes to develop a ‘green network’ giving access to and across the
different areas of open space in Oxford, with links to local shops, community facilities and
schools. Existing rights of way already provide a significant number of links but there are gaps
in the network.
11.5.3 The policy below lists the major proposals for new footpaths which the City Council
intends to pursue. It is not comprehensive, but includes routes particularly significant for
recreation, especially those which it wishes to secure as part of any planning proposals. Some
of these routes could involve considerable expenditure, for example building footbridges over
the River Cherwell. In some cases the precise routes have yet to be finalised, in particular
when they cross development sites where the detailed layout has still to be determined. These
routes should therefore be taken as indicative.
POLICY SR.10 - CREATION OF FOOTPATHS AND BRIDLEWAYS

The Proposals Map indicates new footpath links that the City Council will seek to
create. These are:
a. a footpath network in the Cherwell Valley;
b. a circular footpath in Iffley Fields, from Meadow Lane along the riverside;
c. a link between Cheney Lane, Headington Road and Headley Way/Hadow
Road (precise route to be determined);
d. links along the northern bank of the River Isis, including a footpath link
between Astons Eyot and Christ Church Meadow;
e. across Osney Lock;
f. a bridge over the River Isis on land south of Oxpens Road, with links to
Paradise Street and St. Thomas Street;
g. from Botley Road to Binsey Village and from Binsey Church to Godstow
Lock and towards Wytham (precise route to be determined);
h. from Wood Farm to Shotover via a new footbridge over the Eastern Bypass;
i. from Godstow Road to Pixey Mead, through the site of the former Wolvercote
Paper Mill;
j. from the Devil’s Backbone to Ferry Hinksey Road (part of which might be
located in the Vale of White Horse);
k. a bridge over the railway line to provide a link between Grandpont Park and
Hinksey Stream.
Where appropriate, contributions towards the creation of these routes will be secured
through a planning obligation.
Recreational Cycling
11.5.4 Proposals for cycle routes are contained in Section 3.0, Transport. Cycling is also an
important recreational activity. Routes that give safe access to the surrounding countryside are
particularly important. The Sustrans National Cycle Network travels through Oxford running
along the Thames towpath and then along the North Oxford cycle route.
POLICY SR.11 - RECREATIONAL CYCLING

Planning permission will only be granted for developments that affect, or are likely to
increase the use of cycle routes if, by condition or obligation, they safeguard, improve
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or add to the cycle route network. The design of any improvements must balance the
needs of cyclists with the needs of pedestrians and other users, and their enjoyment
of the route, without loss of amenity value.
11.6 Waterways
11.6.1 The key waterways are the River Isis, River Cherwell and the Oxford Canal.
Recreational benefits to both local residents and visitors to Oxford include water sports
(particularly rowing, both by the University Colleges and various clubs that operate in Oxford),
cruising, angling, cycling and walking. The Isis is a large river and is able to accommodate all
of these uses and retain its high environmental quality.
11.6.2 The River Cherwell has a tranquil environment that could be harmed by inappropriate
development. The Oxford Canal serves not only the recreational needs of Oxford's residents
but also those who use the canal for narrow boat holidays.
11.6.3 There is potential to develop the recreational uses of each of the watercourses
provided this is done without a detrimental impact on the waterside environment. On the Isis
there is the potential to develop modern river sport facilities on land adjoining Donnington
Bridge Road, catering for sports such as rowing, canoeing and sub-aqua. Details of this
proposal are given in Section 14.0 Development Sites, Policy DS.25.
11.6.4 The Cherwell will continue to be used for informal recreation such as punting. The
City Council will seek to establish new sections of footpath to create a continuous route from
St. Clements to the Northern Bypass, especially by providing access from Magdalen Bridge
and north of Marston Ferry Road (see Policy SR.10).
11.6.5 A canal basin at Worcester Street car park would provide a major opportunity to
expand the use of the canal as a recreational resource. Details of the proposals for this site
are dealt with in Section 14.0, Development Sites, Policy DS.91.
11.6.6 More small sewage and refuse disposal points are needed, both to serve the needs
of waterway users and prevent pollution of the water environment. They should be designed
so that they will not have an adverse impact on the environmental quality of the waterways and
their surroundings.
11.6.7 To maintain the existing recreational resource it is also important to prevent the loss
of existing water-based recreational facilities in Oxford, including centres for non-commercial
boating activities such as college boathouses, boat hire bases, boat passenger services and
businesses providing support services for boat users. The City Council will protect such
facilities.
POLICY SR.12 - PROTECTION OF WATER-BASED RECREATION FACILITIES

The City Council will protect existing water-based recreation facilities and support
services for boat users, unless the facility is to be replaced in another equally
accessible and suitable location.
NOVEMBER 2005
POLICY SR.13 - NEW WATER-BASED RECREATION FACILITIES

Planning permission will be granted for new water-based recreation facilities or
extensions to existing facilities except where they would create nuisance, or have a
significant adverse effect on the environmental quality of Oxford’s waterways and their
surroundings.
11.6.8 Visitor moorings in Oxford are comparatively few and often have inadequate facilities.
The City Council will therefore encourage the creation of more visitor moorings, particularly as
part of new developments such as the Oxpens site (Policy DS.62) and Worcester Street car
park (Policy DS.91).
11.6.9 Residential moorings are dealt with in Policy HS.17 of Section 7.0, Housing Policies.
POLICY SR.14 - NEW VISITOR MOORINGS

Planning permission will be granted for additional visitor moorings provided they:
a. do not cause environmental damage or nuisance;
b. do not interfere with navigation; and
c. make adequate provision for refuse and sewage disposal facilities.
The City Council will support the establishment of refuse and sewage disposal points
for river and canal users provided they are sited so as not to detract from the canal or
river scene.
11.7 Community Facilities

11.7.1 Community facilities such as community centres, halls and places of worship are
important in meeting the social and religious needs of the community. Groups with different
ethnic, cultural or social backgrounds may wish to have their own particular community
facilities. The City Council will protect current facilities and secure suitable sites for additional
facilities as the need arises, provided that they do not cause unacceptable nuisance in the local
area, for instance, in terms of noise or traffic congestion.
11.7.2 Community centres provide a vital resource for social interaction in the community.
Often they are the only available venue for many types of activity. While many community
centres are provided by the City Council, there are also others which are provided by religious
and other bodies which will also be protected.
11.7.3 Where residential developments are proposed in areas deficient in community

facilities or where the facilities are currently substandard, and the proposed development will
increase the need for their provision, the City Council will seek a contribution towards either the
provision of additional facilities or improving existing facilities. The provision of community
centres at local schools can also serve the local community to their mutual benefit.
POLICY SR.15 - COMMUNITY FACILITIES

of community facilities where there is a need for the facility to be retained in its current
location.
Planning permission will only be granted for the loss of community facilities where:
a. it can be demonstrated that there is no longer a need for the facility and the
NOVEMBER 2005
needs of the community can be equally well met at other facilities elsewhere;
or
b. an equivalent replacement facility is to be provided at an equally accessible
location.
Planning permission will be granted for new community facilities subject to the site
being:
c. readily accessible to the relevant community by walking, cycling and public
transport; and
d. in a location where significant problems of noise and disturbance to local
residents can be prevented.
The City Council will attach appropriate planning conditions about hours of use, and
will require noise insulation where necessary.
The City Council will seek contributions towards the provision of community facilities
where the need arising from the proposed development justifies it, and this will be
secured by a planning obligation.
11.7.4 There is a shortage of community facilities in some parts of Oxford and the following
sites have been allocated for new facilities in these areas. All of these sites are covered in
Section14.0, Development Sites, except SR.16 b, g, and j. The Proposals Map contains a
symbol that shows the indicative location of the proposed community facilities.
POLICY SR.16 - PROPOSED NEW COMMUNITY FACILITIES

Planning permission will be granted for new community facilities at:
a. Canalside Land, Jericho;
b. Catacombs, Littlegate Street;
c. Cowley Marsh Depot Site, Marsh Road;
d. Diamond Place, Ferry Pool Car Park;
e. Donnington School Site, Cornwallis Road;
f. Dunnock Way Site, Blackbird Leys;
g. Land at Titup Hall Drive, Wood Farm;
h. Leiden Road, Wood Farm;
i. OAC Factory Site, Woodstock Road; and
j. Scout Hut, Marston Road, and/or another site in New Marston.
Proposed new community facilities listed above are shown on the Proposals Map.
NOVEMBER 2005
12.0 Retail and Commercial Leisure Page
12.2 Oxford’s Retail Hierarchy 130
12.3 Mix of Uses in Shopping Centres 131
12.4 Retail Developments 135
12.5 Environmental Improvements to the City and District Centres 135
12.6 Out-of-Centre Retailing 137
12.7 Food and Drink Outlets 137
12.8 Shop Fronts and Advertisements 138
12.9 Commercial Leisure 140
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12.1 Introduction
12.1.1 The pattern of retailing rapidly changes in response to consumer demand and
advances in technology. Alternative forms of retailing such as home shopping on the Internet,
the growth of factory outlets, and new retail / service sector operators, will have an impact on
high street shopping.
12.1.2 Significant changes have taken place in the way retailers operate, such as alterations
to the traditional opening hours to include late-night opening and Sunday trading. Some major
food operators have introduced smaller stores into City and District centres, partly in response
to the move away from out-of-centre retail locations.
12.1.3 This section refers to different types of land uses that are defined in the Town and
Country Planning (Use Classes) (Amendment) Order 2005 and Use Classes Order 1987 (as
amended). For ease of reference, see Appendix 7.
12.1.4 This section also uses other terms that need explanation.
• Comparison goods are non-food retail items for sale where a reasonable choice is
available.
• Durable goods are retail goods that are long lasting and would not normally be
bought daily.
• Specialist goods are those with a particular individual interest or quality, that
distinguishes them from other items.
12.2 Oxford’s Retail Hierarchy

12.2.1 Oxford’s retail hierarchy starts with the City centre, then the District Centres, and
finally neighbourhood shopping centres.
12.2.2 The City centre is the principal commercial centre in Oxfordshire for the retailing of
comparison, durable and specialised goods. Oxford City centre has a sub-regional catchment
population area of 500,000 and, with the population and expenditure increasing, a
corresponding increase in trade is expected.
12.2.3 It is essential to maintain and enhance the vitality and viability of the City centre for
the economic prosperity of Oxford, and to enable it to maintain its competitive position in the
sub-regional shopping hierarchy.
12.2.4 To comply with Policy RC.1, retail proposals will need to incorporate or extend a
primary shopping frontage (as shown on the Proposals Map) or, if no suitable sites or buildings
are available, an edge-of-centre site (see Glossary).
POLICY RC.1 - OXFORD’S RETAIL HIERARCHY

Planning permission will only be granted for retail proposals that seek to maintain and
enhance the role of Oxford’s City centre as the principal retail centre in Oxfordshire
with an appropriate range and quality of activities.
12.2.5 There are four District centres - Cowley centre (Templars Square), Cowley Road,
Headington and Summertown which form the second tier of the retail hierarchy in Oxford. The
District centres fulfil a complementary role to the City centre in providing for the retailing of
NOVEMBER 2005
convenience and standard durable goods. In addition to these recognised centres, the City
centre also has a dual role as a District centre serving the retail needs of the resident, student
and workforce population. The City Council wishes to maintain and enhance the role of the
District centres.
12.2.6 The District centres are defined in Core Policy CP.3, and on the Proposals Map.
POLICY RC.2 - RETAIL HIERARCHY - DISTRICT CENTRES

Planning permission will only be granted for proposals that seek to maintain and
enhance the role of District centres as the second tier of Oxford’s retail hierarchy. The
District centres are:
a. Cowley centre (Templars Square);
b. Cowley Road;
c. Headington; and
d. Summertown
The District centres mainly sell convenience, standard durable and specialist goods.
12.2.7 The third tier of the shopping hierarchy comprises neighbourhood shopping centres,
in either small groups, parades or single units. Their role is to provide for the day-to-day needs
of the local population, so they provide a valuable service. Neighbourhood shopping centres
and individual shops are protected against their loss by Policies RC.8 and RC.9 (referred to
later in this section).
12.3 Mix of Uses in Shopping Centres

12.3.1 The Proposals Map identifies different areas of shopping frontages in Oxford. These
are used to maintain a mix of retail uses at the ground floor level and are split into the following
categories:
• Primary;
• Secondary;
• District; and
• Street-specific Controls.
Primary Shopping Frontage
12.3.2 The Primary Shopping Frontage relates solely to the City centre. It aims to ensure the
percentage of Class A1 (shop) units remains above 75%. This is calculated as a percentage of
all units in the Primary Shopping Frontage, not on an individual street basis.
POLICY RC.3 - PRIMARY SHOPPING FRONTAGE

Within the Primary Shopping Frontage, planning permission will only be granted for:
a. Class A1 (shop) uses;
b. Class A2 (financial and professional) uses where the proportion of units at
ground (or main pedestrian entry) level in A1 use does not fall below 80% of
the total number of units;
NOVEMBER 2005
c. Class A3-A5 (food and drink) uses where the proportion of units at ground (or
main pedestrian entry) level in A1 use does not fall below 75% of the total
units.
Planning permission will not be granted for other uses outside Class A at ground (or
main pedestrian entry) level. The areas of Primary Shopping Frontage are defined on
the Proposals Map.
District Shopping Frontage
12.3.3 The District Shopping Frontage relates to four District centres, as these have a
different character to the City centre. These are Cowley centre (Templars Square),
Headington, Summertown, and the core area of shopping on the Cowley Road. Changes from
A1 (shop) use to other Class A uses will only be considered in District centres where the
proportion of units in A1 use is above 65% of all units. Post offices are protected as Class A1
uses and would be subject to Policy RC.4. Subject to the criteria in Policy RC.4, other uses
that may be acceptable in the District Shopping Frontages are primary health facilities, child
care facilities and other community type uses. Residential use is not an acceptable use at
ground-floor level in the District Shopping Frontages.
POLICY RC.4 - DISTRICT SHOPPING FRONTAGE

Within the District Shopping Frontage, planning permission will only be granted for:
a. Class A1 (shop) uses
b. other Class A uses only where the proportion of units at ground level in A1 use
does not fall below 65% of the total ground level units in the centre; and
c. other uses only where the proportion of units at ground level in Class A use
does not fall below 95% of the total ground level units in the centre.
The areas of District Shopping Frontage are defined on the Proposals Map.
Note: In calculating the percentage of units in the frontage, residential uses will be excluded.
Secondary Shopping Frontage
12.3.4 The Secondary Shopping Frontages relate to the City centre and parts of the Cowley
Road and St. Clements. Its aim is to allow more flexibility and diversification of uses than would
be allowed in a Primary Shopping Frontage or District Shopping Frontage. Secondary
Shopping Frontages ensure a predominance of Class A1 uses, but allows for other Class A
uses. A small proportion of other uses is possible on their merits. Residential use is not an
acceptable use at ground-floor level in the Secondary Shopping Frontages.
12.3.5 In the City centre, this is calculated as a percentage of all units in the City centre. For
Cowley Road and St. Clements, it is calculated only as a percentage of the total number of
units in those streets combined.
POLICY RC.5 - SECONDARY SHOPPING FRONTAGE

Within the Secondary Shopping Frontage, planning permission will only be granted
for:
a. Class A1 (shop) uses;
b. other Class A uses only where the proportion of units at ground floor level in
A1 use does not fall below 50% of total units; and
c. other uses only where the proportion of units at ground level in Class A uses
does not fall below 95% of the total units in that frontage.
NOVEMBER 2005
The areas of Secondary Shopping Frontage are defined on the Proposals Map.
Note: In calculating the percentage of units, residential uses will be excluded.
Street Specific Controls
12.3.6 The controls set out above do not avoid the problems of an undue concentration of
A3-5 (food and drink) uses in some streets. In certain cases, streets have a distinct character
or problem that requires Class A1 (shop) uses to be specifically protected from the
encroachment of others.
• The High Street east area (Turl Street/King Edward Street to Magdalen Bridge) has a
distinctive character, which includes historic buildings and residential properties, and
is not suited to A3-5 (food and drink) uses.
• Little Clarendon Street area is a mixed-use area that contains specialist shops and
restaurants. A specific street controlled policy is required to maintain its special retail
character and vibrance.
• Walton Street area has a distinct character, with a mixture of specialist shops, along
with shops that cater for the local needs, and a range of different types of restaurants.
However an intensification of Class A3-5 (food and drink) uses is of concern given
the close proximity to residential areas.
• The Park End Street and Hythe Bridge Street area comprises an area of mixed uses.
There is a concentration of Class A3-5 (food and drink) uses, an increase in these
uses is a concern given the close proximity to residential areas and the need to
maintain a mix of uses.
POLICY RC.6 - STREET SPECIFIC CONTROLS

Planning permission will be granted within the following streets for Class A1 uses.
Other Class A uses will only be granted planning permission subject to the following
criteria:
a. High Street east area: Class A1 (shop) uses not falling below 70% of the total
number of ground floor units;
b. The Little Clarendon Street area: the level of Class A1 (shop) uses not falling
below 65% of the total number of ground floor units;
c. The Walton Street area: the level of Class A1 (shop) uses not falling below
50% of the total number of ground floor units; and
d. Park End Street and Hythe Bridge Street area: the level of Class A1 (shop)
uses not falling below 35% of the total number of ground floor units.
The areas of Street Specific Control frontages are defined on the Proposals Map.
The Covered Market
12.3.7 The City Council recognises the importance of the Covered Market (Grade 2 Listed
Building) in adding to the diversity and range of shopping provision in the heart of Oxford. It
provides permanent, relatively low-cost accommodation for a range of traditional Class A1 uses
(such as fruit and vegetable stalls, butchers, florists and delicatessens), which contribute to its
distinctive character. The City Council wish to maintain, enhance and promote its character.
NOVEMBER 2005
POLICY RC.7 - COVERED MARKET

Within the Covered Market, planning permission will only be granted for:
a. Class A1 (shop) uses; and
b. Class A3-5 (food and drink) uses where the proportion of units at ground
floor level in A1 use does not fall below 80% of total units.
The area of the Covered Market is defined on the Proposals Map.
Neighbourhood Shopping Centres and Individual Shops
12.3.8 The City Council will protect Neighbourhood Shopping centres and individual small
shops outside the main shopping frontages. They fulfil an important retailing function and are
compatible with the residential areas in which they are normally found. These areas are not
shown on the Proposals Map but are listed in Appendix 9.
12.3.9 Post offices are protected as Class A1 uses, and are subject to Policies RC.8 and
RC.9. In other cases proposals for their loss should be supported by evidence that adequate
alternative provision is made, in recognition of their role as an important local service.
POLICY RC.8 - NEIGHBOURHOOD SHOPPING CENTRES

Planning permission will only be granted for the loss of a Class A1 (shop) use in
Neighbourhood Shopping centres when:
a. evidence of a lack of viability is demonstrated to support a change of use;
b. the proportion of units at ground floor level in A1 retail use does not fall below
50% of the total units in the neighbourhood shopping centres;
c. non-residential uses such as other commercial or community uses will be
considered on their individual merits and their added value in providing
additional local facilities; and
d. changes of use to residential use are supported with substantial proof that
commercial or community uses are not viable.
POLICY RC.9 - INDIVIDUAL SHOPS

Planning permission will only be granted for the change of use of an individual Class
A1 (shop) use outside a centre when:
a. no other suitable retail occupier can be found following a realistic effort to
market the site for its Class A1 (shop) use;
b substantial evidence of non-viability has been demonstrated; and
c. changes of use to residential use are supported by substantial proof that
commercial uses are not viable.
12.4 Retail Developments

12.4.1 The need for additional shopping floorspace was examined in the report “Oxford’s
Retail Needs Study” published in February 2004. There is significant urgent need in both
quantitative and qualitative terms to provide additional comparison retail floorspace within
Oxford City Centre over the period up to 2011. In the short term, 11,000 to 13,000m2 net of
new floorspace is needed. Between 31,000 and 36,500m2 net will be needed by 2011.
Opportunities to meet the need are limited. The Westgate site remains the principal
development opportunity. This is discussed in Section 14.0, Development Sites, Policy DS.88.
NOVEMBER 2005
12.4.2 Other than the Westgate site, the Worcester Street car park and land to the west of
St. Aldates and south of Queen Street, provide an opportunity within the City centre for
additional retail floorspace. These sites are dealt with in Section 14.0, Development Sites,
Policies DS.77 and DS.91.
12.4.3 The frontage to New Inn Hall Street and St. Michael’s Street offers the opportunity to
add a limited number of small and diverse retail units to these streets. Any retail development
will need to respect the listed buildings and the intrinsic character of the Central Conservation
Area. This area is not proposed for large-scale redevelopment and will be subject to a
Supplementary Planning Document. The Guidance will make it clear which existing buildings
and frontages are to be retained.
12.4.4 Section 14.0, Development Sites, identifies additional sites within District centres that
are suitable for mixed-use developments, including retail use. These are also listed in
Appendix 10. There is no need to make specific allocations for convenience goods. This is
partly because the scale of the future capacity for floorspace growth is low, amounting to only
approximately 1,400 m2 net by 2011. In addition, most parts of Oxford are relatively well
provided for in terms of existing food stores. Small retail developments and modest extensions
on non-allocated sites within centres would be considered on their merits.
12.5 Environmental Improvements to the City and District Centres

City centre
12.5.1 Cornmarket Street and part of Broad Street were made daytime pedestrian precincts
as part of the Oxford Transport Strategy (OTS). Full pedestrianisation is not feasible, as
servicing for many premises is possible only from the front and therefore within the pedestrian
area. The City Council is investigating the daytime pedestrianisation of Queen Street. As with
Cornmarket, full pedestrianisation would not be possible because service vehicles would need
access.
12.5.2 The Public Realm Strategy for Oxford gives detailed guidance on materials, street
furniture, signs, special needs, trees and open space, public art and sustainable quality. The
City Council will seek contributions towards improvements in the City centre from new major
developments, and changes of use, which attract a large number of people within the City
centre. Improvements to the City centre should be in keeping with the Public Realm Strategy,
and should give priority to improving busy pedestrian streets.
POLICY RC.10 - ENVIRONMENTAL IMPROVEMENTS TO THE CITY CENTRE

In conjunction with the County Council as Highway Authority, the City Council will
seek:
a. the daytime pedestrianisation of Queen Street; and
b. improved facilities and priority for pedestrians in City centre streets.
The City Council will seek environmental improvements in the City centre consistent
with the Public Realm Strategy for Oxford, particularly in streets with high levels of
pedestrian activity, namely:
c. Cornmarket Street;
d. Queen Street and Bonn Square;
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e. New Inn Hall Street, St Michael’s Street, Market Street, Ship Street;
f. St. Ebbe’s Street, Pennyfarthing Place and Pembroke Street;
g. George Street, Magdalen Street and Broad Street; and
h. High Street, Carfax and St Aldate’s.
Where appropriate, the City Council will seek contributions from new major
developments and changes of use towards improvements to pedestrian priority and
the pedestrian environment within the City centre, which will be secured by a planning
obligation.
District and Neighbourhood centres
12.5.3 The need to create a safe, attractive and convenient pedestrian environment applies
equally to the District centres (Cowley Road, Cowley Centre (Templars Square), Headington
and Summertown), all of which are bisected by busy, roads and Neighbourhood Shopping
centres. The City Council will encourage improvements to the environment and shopping
facilities of the District and Neighbourhood centres. Public consultation and urban design
studies will be undertaken to formulate an agreed vision or framework for the improvements.
The improvements will relate to:
• traffic and pedestrian measures, designed to make the District and Neighbourhood
centres easy and safe for pedestrians to use;
• the environment, such as new landscaping, additional street furniture, seating, paving
and lighting;
• public art.
POLICY RC.11 - ENVIRONMENTAL IMPROVEMENTS TO THE DISTRICT AND

NEIGHBOURHOOD SHOPPING CENTRES
In the District and Neighbourhood centres, the City Council will:
a. support and, where appropriate, implement measures to make a safe and
convenient environment for pedestrians;
b. seek to introduce traffic management measures to reduce conflicts between
pedestrians and road users or increase the share of roadspace given to
pedestrians where appropriate; and
c. promote measures to improve the pedestrian environment.
Planning permission will be granted for developments which support improvements to

the environment, shopping facilities, accessibility and attractiveness of the District
and Neighbourhood centres.
NOVEMBER 2005
Where appropriate the City Council will seek contributions from new major
developments and changes of use towards improvements to pedestrian priority and
the pedestrian environment within the District and Neighbourhood centres which will
be secured by a planning obligation.
12.6 Out-of-Centre Retailing

12.6.1 Section 2.0, Core Policies explains the sequential test that will be applied to all
developments, including retail, that attract a large number of people. The City Council
considers that there is unlikely to be a need for further out-of-centre retail provision in Oxford
within the Plan period. In reaching this conclusion, the City Council has taken into account
Government advice which encourages sustainable retail development; the sites identified in the
City centre (particularly Westgate) and District centres; the existing level of out-of-centre retail
provision; the need to safeguard the vitality and viability of the retail hierarchy within Oxford;
traffic generation; and highway safety implications.
12.6.2 There is one unimplemented planning permission for an out-of-centre store on

Lamarsh Road, Botley. This site has potential for other competing uses such as employment.
Section 14.0, Development Sites, deals with the redevelopment of this site.
12.6.3 Any extensions to existing out-of-centre retail premises will be assessed against the
sequential test, as if it were a new development. The City Council considers it unlikely that
further out-of-centre retailing will be needed during the Plan period. However, should a need
arise for out-of-centre retail development, proposals will be determined in accordance with all
the relevant policies in the Plan (in particular Policy CP.3) and taking into account the impact
of the proposed development on the vitality and viability of existing centres.
12.7 Food and Drink Outlets

12.7.1 The service sector has grown considerably in recent years, particularly in Class A3-5
(food and drink) uses. Class A3-5 uses are proposed for some development sites, and are
acceptable in the defined shopping frontages included in Policies RC.3 to RC.9, provided they
meet the specific criteria. These uses make an important contribution to the vitality and
viability of City and District centres, but they can have an impact (both during the day and
evening), particularly when outlets are clustered, leading to environmental problems, transport
problems and loss of residential amenity.
12.7.2 In granting planning permission for a Class A3-5 (food and drink) use, the City
Council may impose conditions controlling the hours of operation or excluding a take-away
service.
POLICY RC.12 - FOOD AND DRINK OUTLETS

Planning permission will only be granted for Class A3-5 (food and drink) uses where
the City Council is satisfied that they will not give rise to unacceptable environmental
problems or nuisance from noise, smell or visual disturbance, including the impact of
any equipment or plant associated with the use.
The City Council will impose planning conditions to control the impact of food and
NOVEMBER 2005
drink outlets where necessary.
12.8 Shop Fronts and Advertisements

Shop Fronts and Fascias
12.8.1 The design and materials used for fascias and the lettering placed on them needs
careful attention. The shop front should be proportionate to the building as a whole and the
fascia should be proportionate to the shop front. The shop front should always be seen as an
integral part of the whole facade of the building. New shop fronts offer an important opportunity
to enhance the visual appearance of the streetscene and therefore a high standard of design is
required.
POLICY RC.13 - SHOP FRONTS

Planning permission will only be granted for new shop fronts whose design and
materials respect the style, proportions and character of the existing building and
enhance the streetscene.
Advertisements
12.8.2 The City Council considers that illuminated fascia signs can add to the vitality of the
City centre. However, we prefer individually illuminated letters on an opaque background or
external illumination, rather than intense illumination. One single projecting sign per occupier at
a fascia level is considered appropriate. In general, we will resist advertisements on the upper
floors.
12.8.3 The highest standards of advertisement and shop signs are required in sensitive
locations of the City centre outside the primary shopping areas, such as parts of High Street,
Broad Street, and other historic streets. Discretion in the use of illuminated advertisements is
positively encouraged to protect the special character and appearance of these streets and the
individual historic buildings.
12.8.4 Advertisement consent is controlled by the Town and Country Planning (Control of
Advertisements) Regulations 1992.
POLICY RC.14 - ADVERTISEMENTS

Advertisement consent will be granted for outdoor advertisement design proposals
that:
a. suit their visual setting, in terms of scale, design, appearance and materials;
b. preserve or enhance the visual amenity of the building; and
c. do not significantly prejudice highway safety or residential amenity.
Shutters and Canopies
12.8.5 The City Council wishes to ensure that external security shutters, awnings, blinds and
canopies are integrated into the shopfront. The design and materials used should respect the
character of the building and not appear unduly prominent in the streetscene.
NOVEMBER 2005
POLICY RC.15 - SHUTTERS AND CANOPIES

Planning permission will only be granted for external grilled security shutters,
awnings, blinds and canopies on shopfronts which:
a. are integrated into the design of the shopfront; and
b. use sympathetic materials that respect the character of the building, its
setting and the streetscene.
Cashpoint machines
12.8.6 The location of cashpoint machines needs to be assessed to ensure they do not
detract from the character of the building, or cause pedestrian or highway safety problems.
POLICY RC.16 - CASHPOINT MACHINES

Planning permission will only be granted for external cashpoint machines on buildings
where their use or position would not:
a. visually detract from the character of the building;
b. compromise pedestrian or highway safety;
c. cause obstruction from queues;
d. result in the loss of cycle parking; and
e. cause safety problems for people using the machines.
Flyposting
12.8.7 Indiscriminate flyposting around Oxford can detract from the character and quality of
the environment. The City Council will discourage flyposting by encouraging existing and
establishing appropriate new poster sites for advertising events.
POLICY RC.17 - FLYPOSTING

Where appropriate, the City Council will use its planning powers to discourage
flyposting and other forms of unauthorised advertising by:
a. promoting the use of existing poster sites;
b. identifying suitable additional sites for advertising events; and
c. attaching planning conditions to ensure that site hoardings are specifically
designed to deter flyposting and graffiti.
12.9 Commercial Leisure

12.9.1 The term ‘commercial leisure’ generally applies to multiplex cinemas, bingo halls,
nightclubs, tenpin bowling, indoor sports facilities including health and fitness centres, pubs,
restaurants and casinos. It includes commercial providers of sporting and leisure opportunities
but generally excludes public and voluntary sectors and professional sports clubs. These types
of commercial developments tend to attract large numbers of people, which can give rise to
traffic, parking, environmental and amenity problems.
NOVEMBER 2005
12.9.2 Commercial leisure has grown rapidly in recent years in response to changes in
lifestyle and an increase in recreation and leisure time. Oxford has a lack of commercial leisure
developments, as a survey of Oxford residents indicated.
12.9.3 Section 2.0, Core Policies, sets out the sequential test for uses that attract a large
number of people. Commercial leisure uses fit that description, so the first preference is to
locate such uses in existing centres of an appropriate scale.
12.9.4 Section 14.0, Development Sites and Appendix 10 highlights several sites where
mixed-use developments would be acceptable, and where an element of commercial leisure
development is considered appropriate.
12.9.5 The Oxpens site represents the best opportunity for accommodating commercial
leisure development in the City centre. Its relationship to the proposed Westgate Centre
extension, the improved transport links serving it, and the increased number of pedestrian
routes should make it a sustainable development with integrated transport links. Section 14.0,
Development Sites, supports proposals for its redevelopment for commercial leisure as part of
a mixed-use development.
12.9.6 Planning permission exists for a large-scale commercial leisure development at

Minchery Farm. It comprises a 9-screen multiplex, a 26-lane tenpin bowling hall, a night club
and a health and fitness centre. The City Council considers that there is unlikely to be a need
for further out-of-centre commercial leisure development during the Plan period.
Concert Hall and Conference Facilities
12.9.7 Oxford needs a multi-function building that may contain a concert hall and conference
facility. Business related tourism is a growth sector and needs further venues to accommodate
business meetings. The development of business tourism would help to diversify Oxford’s
tourism industry, would produce additional sources of income, particularly during the out-of-
peak season, and would make better use of facilities. The income from conferences would
help support a concert hall in a dual use building.
12.9.8 Section 14.0, Development Sites, policy DS.62, supports proposals for the
development of a dual use building for a concert hall and conference facility as part of a mixed-
use development on the Oxpens site.
Public Houses
12.9.9 Public houses have two distinct roles: firstly, in mainly residential areas as a
community facility; and secondly as part of the historic legacy of Oxford. The City Council will
prevent their loss to alternative uses unless a lack of viability can be clearly demonstrated over
a reasonable time-scale, which is not due to operational or marketing practices. Viability
should take into account a range of factors such as evidence of the property having been
properly marketed for its existing use at a reasonable price, the catchment population, other
facilities in the area serving the same market, and accessibility by modes other than the private
car.
POLICY RC.18 - PUBLIC HOUSES

Planning permission will only be granted for the change of use of a public house if one
NOVEMBER 2005
or more of the following criteria are met:

a. no other potential occupier can be found following a realistic effort to market
the premises for its existing use;
b. substantial evidence of non-viability is submitted; and
c. it is demonstrated that suitable alternative public houses exist to meet the
needs of the local community.
NOVEMBER 2005
13.0 Tourism and the Arts Page
13.2 Tourism Strategy 144
13.3 Transport and Tourism 144
13.4 Tourist Information 144
13.5 Tourist Accommodation 145
13.6 Culture and Tourist Attractions 147
NOVEMBER 2005
13.1 Introduction
13.1.1 Tourism is important to the national and local economy, in terms of generating trade
and jobs. Since it relies on a high quality environment, tourism can be a positive force for
environmental protection and enhancement. The City Council wishes to achieve sustainable
tourism development that serves the interests of both the local economy and the conservation
of the environment. In some locations it may assist in urban regeneration.
13.2 Tourism Strategy

13.2.1 Policy TA.1 seeks to promote long term sustainable tourist growth. The development
of all-year facilities and longer stays aim to make the most efficient use of the tourism
infrastructure including both the transport systems and accommodation.
POLICY TA.1 - TOURISM STRATEGY

Planning permission will only be granted for tourism development that seeks to:
a. promote and support the local economy;
b. conserve and enhance the cultural heritage of Oxford;
c. promote alternatives to the private motor car; and
d. develop all-year facilities and longer stays.
13.3 Transport and Tourism

13.3.1 The City Council will encourage tourists to use Park and Ride facilities into Oxford, as
part of its sustainable transport policy, thus encouraging proposals for:
• improved comfort areas and small-scale facilities;
• toilet facilities;
• tourist information outlets; and
• improved security measures (CCTV and sensitive lighting).
13.3.2 These additional support facilities should be of an appropriate scale and designed to
respect their visual setting adjacent to the Green Belt.
POLICY TA.2 - TRANSPORT AND TOURISM

Planning permission will be granted for improvements to support facilities at Oxford’s
Park and Ride sites which encourage their use by tourists.
13.3.3 The City Council, in conjunction with the County Council, will investigate the potential
for optimising the management of tourist coach pick-up, drop-off and parking facilities in the
City centre.
13.4 Tourist Information

13.4.1 A high standard of visitor information is important to maximise the benefits of tourism.
The City Council will support improved signage and tourist information at the ‘gateways’ to
Oxford such as the Park and Ride sites, the Bus station and the Oxford Railway station. The
City Council intends to extend the network of pedestrian signs throughout the City centre. This
NOVEMBER 2005
will include new sensitively sited signs in appropriate locations including existing car parks, to
promote existing and future visitor attractions. All new signs should properly respect their
setting, avoid clutter and safeguard the visual amenity of the area.
13.4.2 The City Council will seek contributions towards improvements to tourist information
and signing in the City centre and main transport interchanges from significant tourist related
developments and new commercial developments in the City centre. The improvements in the
City centre should be in keeping with the Public Realm Strategy, and should give priority to
improvements in busy pedestrian streets.
POLICY TA.3 - TOURIST INFORMATION

The City Council will seek contributions towards improvements to tourist information
and signage from the development of tourist attractions and major developments in
the City centre for:
a. additional tourist information points, including the Park and Ride sites, the
Bus station and Oxford station;
b. interpretative displays;
c. extending and enhancing the network of signs for pedestrians and cyclists in
Oxford; and
d. improvements to traffic sign-posting for tourists;
Where appropriate, the City Council will seek contributions towards improved tourist
information which will be secured by a planning obligation.
13.5 Tourist Accommodation

Hotels
13.5.1 There has been an increase in the provision of hotel accommodation in Oxford. This
has improved the overall supply in the City, but is mainly aimed at the top end of the market
and generally sited in out-of-centre locations. There is some need for additional hotel
accommodation provision in Oxford during the Plan period.
13.5.2 Hotel development is considered acceptable as part of the mixed-use redevelopment

of the following sites. Section 14.0, Development Sites gives more site details and other
acceptable land uses. The additional provision of hotel accommodation is in line with the
projected growth in need for this type of visitor accommodation. Proposals that seek to
improve the range and diversity of accommodation on these sites will be encouraged.
City centre:
• part of Oxford Castle site;
• part of land at Worcester Street Car Park site;
• part of land at Oxpens; and
• part of the land at Oxford Railway station.
13.5.3 Any additional sites will be considered against the need for additional hotel
development, and then in accordance with the sequential test and other policies in the Plan.
Guest Houses
NOVEMBER 2005
13.5.4 There is a need to improve both the range and standard of accommodation available
to encourage visitors to stay longer in Oxford.
13.5.5 The Oxford Guest House and Small Hotel Sector Study (June 2004) concluded that
there has been no material change in the supply of small serviced accommodation in Oxford
over the past five years. Demand for guest-houses and small hotels is still strong in the City
centre and Headington, but there is no evidence of undersupply in other parts of the city. The
study highlighted pressures in Oxford for changes to alternative uses and therefore a need to
resist the loss of guest-houses and small hotels.
13.5.6 Policies TA.4 and TA.5 aim to retain the existing stock of guest-houses, and support
the provision of additional accommodation in a range of locations on identified roads into
Oxford and within the City centre. In these locations, changes of use of suitable residential
properties, or extensions to existing guest-houses, would be supported subject to certain
criteria.
POLICY TA.4 - TOURIST ACCOMMODATION

Planning permission will be granted for development that maintains, strengthens and
diversifies the range of short-stay accommodation subject to the following criteria:
a. it is located on the following roads into Oxford: Abingdon Road, Banbury
Road, Botley Road, Cherwell Drive / Marston Ferry Road, Cowley Road /
Oxford Road, Church Cowley Road, Headley Way, Henley Avenue, Hollow
Way, Iffley Road, London Road, Marston Road, Old Road, Rose Hill, The
Slade, Windmill Road, Woodstock Road; or in the City centre;
b. it is acceptable in terms of access, parking, highway safety, traffic
generation, pedestrian and cycle movements
c. part of the existing dwelling is retained for residential use; and
d. 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 of short-stay
accommodation when either of the following criteria are met:
e. no other occupier can be found following a realistic effort to market the
premises for the existing use; or
f. evidence of non-viability is submitted.
13.5.7 Dual use of visitor accommodation by students will only be permitted where this would
not lead to a substantial loss of visitor accommodation. Proposals will be assessed on their
individual circumstances as a matter of fact and degree, and include factors such as the
amount of accommodation used and the time period involved.
13.5.8 The dual use of student accommodation during vacation periods for tourist-related
uses, such as conferences and language schools, makes the best use of existing resources.
However, the City Council will need to ensure that the adverse impact of additional parking on
the amenity of surrounding properties is properly controlled.
POLICY TA.5 - TOURIST ACCOMMODATION - DUAL USE

Planning permission will only be granted for the dual use of established visitor
accommodation by students if this will not lead to a substantial loss of visitor
accommodation.
NOVEMBER 2005
Planning permission will be granted for the dual use of student accommodation for
short-stay visitors and conferences during vacations, provided that the planning
application includes a package of sustainable transport measures that would be
secured by planning conditions or a planning obligation. Where appropriate, the City
Council may only allow a temporary change of use.
13.6 Culture and Tourist Attractions

13.6.1 The City Council aims to enhance the cultural importance of Oxford and the “arts”.
We will protect and promote Oxford’s cultural status through the retention of art and
entertainment venues. Site-specific attractions will be encouraged as part of mixed-use
redevelopment of certain sites, which are dealt with in Section 14.0, Development Sites.
Appendix 10 gives a summary of sites, listed by their type of land use.
13.6.2 The City Council seeks to create a leisure, arts and music quarter in the west end of
the City centre including the Castle site, Hythe Bridge Street, the Odeon Cinema on George
Street, Oxford Railway Station, Oxpens site, Park End Street and Worcester Street car park.
Details for individual sites are provided in Section 14.0, Development Sites.
13.6.3 Oxford has many important established tourist attractions, such as the Ashmolean
Museum, Modern Art Oxford, and the Bodleian Library. The City Council will support
extensions and enhancements and promote greater use of all existing attractions. We will also
encourage additional tourist attractions to add diversity and to offer a wider range of activities
for visitors to enjoy.
POLICY TA.6 - CULTURE AND ART ATTRACTIONS

Planning permission will be granted for the development of additional tourist
attractions, and enhancements or extensions to existing attractions, if they:
a. make a significant contribution to the conservation or regeneration of the
area;
b. enable the re-use of redundant buildings or previously developed land;
c. are realistically accessible by walking, cycling or public transport for the
majority of people travelling to the site;
d. do not cause environmental or traffic problems;
e. are well designed and enhance the appearance of the area; and
f. are well related to existing or proposed tourist and leisure related areas; and
g. add to the cultural diversity of Oxford.
13.6.4 There is a shortage of existing facilities for the performance and enjoyment of the arts
within Oxford. The City Council will protect public venues, cultural and art attractions and
promote enhancements or extensions to existing art-related premises. Section 14.0,
Development Sites, allocates sites for community art-related use. Appendix 10 gives a
summary of sites, listed by their type of land use. Additional sites will be considered in relation
to the following policy.
POLICY TA.7 - ARTS FACILITIES

Planning permission will only be granted for the loss of existing public art venues,
cultural and art attractions if overriding reasons are demonstrated or alternative
provision is made in the area.
NOVEMBER 2005
Planning permission will be granted for additional public art venues, cultural and art
attractions, and enhancements or extensions to existing facilities if they:
a. make a contribution to the conservation or regeneration of the area;
b. are appropriate in terms of siting, scale, massing and materials, and respect
the character of the area; and
c. do not cause environmental or traffic problems.
13.6.5 The City Council will encourage new developments, and changes of use, for art-
related uses such as artists’ studios, galleries, rehearsal areas, and exhibition facilities as a
means of promoting the arts. Small business and workshop units in Oxford, which are not
protected as key employment sites by Policy EC.2 (in Section 8.0, Economy), will be
considered suitable.
POLICY TA.8 - THE ARTS

Planning permission will be granted for new developments, changes of use or
redevelopment of existing commercial premises for art-related uses, subject to the
following criteria:
a. the use is appropriate to the location; and
b. the development is appropriate in terms of siting, scale, massing, details and
materials that respect the character of the area; and
c. the development makes a positive contribution in design terms to the
appearance of the area.
NOVEMBER 2005
14.0 Development Sites Page
14.2 Site-specific Details 151
NOVEMBER 2005
14.1 Introduction
14.1.1 All sites allocated for development, regardless of type of land use, are dealt with in
this section of the Plan and are shown on the Proposals Map. This section sets out the land
use or mix of uses for each site and, in the text, identifies some site-specific issues, though the
text is not intended to be complete or exhaustive. All the policies in this section must be read
with Section 2.0, Core Policies, and other relevant subject related sections, such as housing,
retail, employment and transport. Examples of key policies are those on affordable housing,
public open space, and other relevant policies for all sites allocated for residential use. Also,
development sites almost always have transport implications, so Section 3.0, Transport, and
relevant transport-related appendices are relevant.
14.1.2 Many of the development sites are proposed for a mix of land uses. This is in
accordance with the Core Policies and the aim of creating sustainable developments. It would
therefore be inappropriate and lead to duplication if reference was made to the same site in
some of the previous subject related sections. The rationale for the land uses selected for an
individual site is based on studies discussed in Section 2.0, Core Policies, paragraph 2.7.1 and
further explanation is given in Background Paper No. 1, Sustainability Appraisal.
14.1.3 The wording of the policies in this section should be used and interpreted in a
specific way. Some policies refer to one specific land use, such as Policy DS.80 – St.
Augustine’s School site, residential use. Many of the sites are mixed-use with a list of land
uses and there are three main types where the proposed development:
• must include all the land uses listed (e.g. DS.53 – OAC factory site);
• must include the primary land use stated, such as retail, and must be supplemented by at
least one or more of the complementary land uses listed (e.g. DS.24 – Diamond Place car
park, the exceptions to this are the school sites with approved development guidelines
where the sites may be all residential use or may include any of the other uses listed, also
see the glossary for further guidance on the two highlighted terms); or
• any land use listed is acceptable (e.g. DS.55 – Osney Mill site and adjacent land - in many
cases a flexible approach is taken to these sites to ensure key objectives are met, such as
regeneration or to help form an important link between sites).
14.1.4 This section does not give detailed design guidance for each of the sites. Where this
level of detail is required the City Council will produce Development Guidelines for the site.
Development Guidelines are in the form of a Supplementary Planning Document. They help to
bring together all the relevant policies in the Plan for an individual site and give more specific
detailed guidance on policy implementation. Where adopted Development Guidelines already
exist, there is policy that specifies the land use(s) and a reference to them in the text.
Appendix 10 is a list of sites by type of land use(s) and indicates at this stage whether the City
Council intends to prepare Development Guidelines for a particular site.
14.1.5 This section refers to different types of land uses defined in the Town and Country
Planning Use Classes (Amendment) Order 2005 and Use Classes Order 1987. For ease of
reference, see Appendix 7. The Use Classes Order is currently under review and any relevant
changes to it will be incorporated in the Plan.
14.2 Site-specific Details
NOVEMBER 2005
14.2.1 All the following sites are subject to all the relevant policies in the Plan. This is made
clear by Core Policy CP.1.
Abbey Place Car Park, Oxford City Centre
14.2.2 This site lies to the west of the Westgate surface car park which is proposed for
redevelopment. The redevelopment of this site should include land uses that are
complementary with, and relate to, the development of Westgate and Oxpens. Future
development of this site should also consider the realignment of Oxpens Road, which would
require the removal, and if necessary relocation, of the Oxford & Cherwell Valley College
building adjacent to this site. The site comprises a surface level car park and the Duke of York
public house. Good pedestrian routes between Westgate, the Oxford & Cherwell Valley
College, the Oxpens site and the Castle site must be addressed and, where necessary, links
secured. Access to the site should be from a single point in Thames Street. The existing
public car park space will need to be replaced or incorporated into the development, in addition
to any car parking spaces that may be required by the proposed development. The site will
need high quality design and efficient use. Retail use will be encouraged and upper floors may
include office and residential use to form a mixed-use development that could link to the
development of the Westgate.
POLICY DS.1 - ABBEY PLACE CAR PARK - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Abbey Place car park site for a mixed-use
development that includes any of the following uses:
a. retail (Class A1 );
b. employment, subject to Policy EC.1;
c. residential;
d. tourist attractions;
e. art-related uses;
f. food and drink (Class A3-5).
Redevelopment of the site will be subject to replacement of the public car parking
spaces by incorporating them into the redevelopment of this site or relocating them to
another City centre location.
Development should not prejudice public transport, cycle and pedestrian links
between Oxpens and Westgate.
Acland Hospital Site, Banbury Road
14.2.3 The Acland Hospital has been vacated following the opening of the new Manor
Hospital in London Road, Headington. The vacated site is near other sites in use by the
University of Oxford and is considered suitable for a mixture of University of Oxford use and
some student accommodation. Additional primary care facilities are also needed in this area.
Development proposals should include the re-use of the existing buildings, which are listed,
and the enhancement of their setting. A pedestrian link should also be made across the site to
connect the Keble Road triangle and the Radcliffe Infirmary site.
14.2.4 Due to the forecast growth of the University of Oxford and the need for purpose-built
student accommodation for its students in this location, it is considered that any other form of
residential development would undermine the need to strike a balance between different land
uses and needs.
NOVEMBER 2005
POLICY DS.2 - ACLAND HOSPITAL SITE - UNIVERSITY OF OXFORD USE AND

PRIMARY CARE FACILITIES
Planning permission will be granted at the Acland Hospital site for University of
Oxford teaching/research/administrative purposes, purpose-built student
accommodation, and/or for primary care facilities.
Planning permission will not be granted for any other uses.
Albion Place Car Park and Magistrates Courts, Oxford City Centre
14.2.5 This site comprises a car park accessed from Albion Place, and adjacent to the
Magistrates Court. Policy TR.11 seeks to reduce the amount of private non-residential parking
in the Transport Central Area. A drop-off and pick-up point for tourist coaches is needed in
the City centre and this site is well located for this purpose. The potential impact on the local
residents must be carefully considered. Facilities for employment and tourism could also be
built above the proposed tourist coach facility or on the whole site if the tourist coach facility is
no longer needed in this location. This site is within the St. Aldates regeneration zone (see
Policy DS.78).
POLICY DS.3 - ALBION PLACE CAR PARK AND MAGASTRATES COURTS - MIXED-
USE DEVELOPMENT
Planning permission will be granted at the Albion Place car-park site primarily for the
following uses:
a. a drop-off and pick-up point for tourist coaches; and/or
b. employment (Class B1 a or b) uses and tourist accommodation on the upper
floors, or on the whole of the existing car-park site if the coach facility is not
needed.
Subject to the relocation of the Magistrates Courts to suitable alternative premises,

planning permission will be granted for a mixed-use development primarily for the
following uses:
c. employment-generating uses; and
d. tourist accommodation on the upper floors.
Suitable complementary uses include:
e. residential.
Arthur Street, off Mill Street
14.2.6 This building was a former generating station, and is presently used by the University
of Oxford’s Engineering Department. The site lies in the central transport area and within a
mainly residential part of New Osney. It has two principal frontages to Arthur Street and the
Isis, and the original building could be converted to a mixed-use development that includes
residential and employment uses. The employment uses may include a mix of live/work units
and studio/workshops.
14.2.7 The site lies within an area of low-lying land and the City Council will need to be
satisfied that the development will be protected with the appropriate standard of flood defence
NOVEMBER 2005
and that appropriate measures are taken to prevent the development leading to an increased
risk of flooding elsewhere.
POLICY DS.4 - ARTHUR STREET OFF MILL STREET - MIXED USE DEVELOPMENT
Planning permission will be granted at the Arthur Street site for a mixed-use
development for residential development and employment use (Class B1) and/or
live/work units. The original building should be retained.
Development proposals must be subject to appropriate flood protection and

sustainable drainage measures, (see Policies NE.8, NE.9, and NE.10).
Barton Village School site (formerly Bernwood School), North Way, Barton
14.2.8 Development Guidelines for the Bernwood School site (now known as Barton Village
School site) were adopted by the City Council in February 2002.
POLICY DS.5 - BARTON VILLAGE SCHOOL SITE - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Barton Village School site for residential
development and any of the following complementary uses:
a. institutional uses;
b. B1 uses that would not unacceptably conflict with the above uses.
Redevelopment of the site will be subject to the relocation of the existing play area and
extension of the adjacent park.
Part of Bayswater School site, Bayswater Road, Barton
14.2.9 Planning permission has been granted for an indoor swimming pool at Bayswater
School, Barton.
POLICY DS.6 - PART OF BAYSWATER SCHOOL SITE – RECREATION USE

Planning permission will be granted at Bayswater School, Barton for the development
of an indoor swimming pool.
The site should be designed so that it is realistically accessible by walking, cycling or
public transport for the majority of people travelling to the site.
Bertie Place Recreation Ground, Bertie Place and land behind Wytham Street
14.2.10 The New Hinksey Primary School is currently located on a constrained site in
Vicarage Road. The school is seeking to relocate to a larger site and land has been allocated
for this purpose on Bertie Place Recreation Ground. As the site has formerly been used for
tipping, planning permission will only be granted if the City Council is satisfied that the
development will not cause risk to the school and nearby properties from migrating landfill gas
and other contaminants. There is not sufficient space to provide the school playing fields on
the Bertie Place site and these should be provided on the open land to the west between
Wytham Street and the railway line.
NOVEMBER 2005
14.2.11 Vehicular access to the site should be provided from Bertie Place. To minimise
disturbance to the residents of Bertie Place a turning area needs to be provided within the
development site for the dropping off and collection of children. Pedestrian access to the site
should be provided from Bertie Place, from the pathway at the northern end of the site off
Wytham Street, and from the alleyway between 378 and 380 Abingdon Road. The South
Oxford/Sustrans cycle route also currently passes through the site and development proposals
should either provide for its retention or replacement by a suitable alternative route.
14.2.12 Development will only be granted planning permission if the existing Bertie Place
recreation ground is adequately replaced on the area of open land between Wytham Street and
the railway line. Adequate pedestrian access to the new recreation ground must be provided in
order to ensure that it is still readily accessible by local residents and should include the
provision of pedestrian links from both Bertie Place and Wytham Street via John Towle Close.
Care must be taken to protect and enhance the streamside habitats around the edge of the
land allocated for the school playing fields and the replacement recreation ground.
POLICY DS.7 - BERTIE PLACE RECREATION GROUND, BERTIE PLACE AND LAND
BEHIND WYTHAM STREET – PRIMARY SCHOOL
Planning permission will be granted for the relocation of New Hinksey Primary School
to Bertie Place recreation ground, subject to appropriate remedial measures to protect
the development and nearby properties from migrating landfill gas and other
contaminants. Vehicular access to the site should be from Bertie Place with a
turning/dropping off area provided within the site.
The school playing fields should be provided on the open land between Wytham Street
and the railway line. The existing recreation ground must also be replaced on this
land with adequate pedestrian access provided from local residential areas. Provision
must be made for the protection and enhancement of the streamside habitats around
the edge of the site.
Both sites are low-lying land so development proposals must be subject to

appropriate flood protection and sustainable drainage measures, (see Policies NE.8,
NE.9 and NE.10).
Between Towns Road
14.2.13 This site comprises a mix of uses including the Swan garage, a petrol filling station
and a club. It is currently underused and the mix of uses could be improved, and more active
frontages provided. The redevelopment of these properties for a mix of uses will be
encouraged to make more efficient use of this site and to add to the area’s vitality and viability.
POLICY DS.8 - BETWEEN TOWNS ROAD – MIXED-USE DEVELOPMENT

Planning permission will be granted at Between Towns Road site for a development
that includes any of the following uses:
a. small retail units (Class A1) and offices (Class A2 & B1) principally on the ground
floor, subject to Policy EC.1;
b. residential;
c. primary health care facilities;
d. childcare facilities.
NOVEMBER 2005
Bevington Road, Banbury Road, Parks Road and Keble Road
14.2.14 The site to the rear of the properties on the south side of Bevington Road is
considered suitable for the development of teaching, research and purpose-built student
accommodation for the University of Oxford and its colleges.
14.2.15 The site fronting onto Banbury Road, Parks Road and Keble Road is considered
suitable for further expansion of teaching and research facilities by the University of Oxford and
its colleges. There may also be some scope for the provision of purpose-built student
accommodation. However, the block of houses fronting Bradmore Road will be retained in
residential use and any development to the rear of this site will need to provide for adequate
amenity space and privacy.
POLICY DS.9 - BEVINGTON ROAD, BANBURY ROAD, PARKS ROAD AND KEBLE
ROAD – UNIVERSITY OF OXFORD USE
Planning permission will be granted on the Bevington Road, Banbury Road, Parks
Road and Keble Road site for the development of University of Oxford teaching,
research and purpose-built student accommodation.
Planning permission will not be granted for any other uses on this site.
Blackbird Leys Road, Blackbird Leys
14.2.16 The land uses in this area comprise a mix of retail, educational, leisure and community
related uses. It is considered that the designation of this area of Blackbird Leys as a
regeneration zone would encourage and stimulate appropriate commercial and community
based uses. This would create a central focus for the Blackbird Leys estate.
14.2.17 This area could include extensions and consolidation of existing retail uses and/or
changes of use to provide additional retail floorspace at a level appropriate for a District centre.
If the Oxford & Cherwell Valley College relocate to suitable alternative premises, then this site
could offer a significant development opportunity for a mixed-use development. This area may
be redeveloped in phases but an overall redevelopment plan will be required to demonstrate
that all the land will be used effectively and efficiently.
POLICY DS.10 - BLACKBIRD LEYS ROAD – REGENERATION ZONE

Planning permission will be granted within the Blackbird Leys regeneration zone for
new developments, changes of use, and environmental improvements which make
better use of land and buildings, enhance the area and strengthen its role as a central
focus for the Blackbird Leys estate. This would include a mix of any of the following
uses:
a. additional retail development to comprise extensions, consolidation and
changes of use to provide additional floorspace, appropriate for a District
centre;
b. food and drink (Class A3-5);
NOVEMBER 2005
c. extensions and improvements to existing leisure uses;

d. community facilities;
e. primary health care facilities;
f. childcare facilities;
g. employment uses, subject to Policy EC.1;
h. residential.
BMW Garage Site, Banbury Road, Summertown
14.2.18 This site is in the Summertown District Shopping centre on the Banbury Road. It
should be redeveloped as a mixed-use development which will enhance the District centre.
The Banbury Road frontage should include an active retail frontage on the ground floor. Upper
floor uses should be principally residential and employment use. The proposed uses for this
site will be beneficial to the local area and will also reduce the need to travel. High quality
design is essential to this prominent District centre site.
POLICY DS.11 - BMW GARAGE SITE, BANBURY ROAD - MIXED-USE DEVELOPMENT

Planning permission will be granted at the BMW garage site, Banbury Road, for a
mixed-use development that includes all of the following uses:
a. retail, on the ground floor frontage to Banbury Road;
b. employment use, subject to Policies EC.1 and EC.3, principally on the upper
floors and on the Mayfield Road frontage;
c. residential, principally on the upper floors and/or Mayfield Road frontage;
plus any of the following complementary uses:

d. primary health care and childcare facilities on the Mayfield Road frontage, subject
to Policies HH.2 and ED.1.
Alternative mixes of development, of the types specified, will be considered if it can be

shown that including all the components would prevent proper development of the
site.
British Telecommunications (BT) Site, Hollow Way
14.2.19 This site is adjacent to existing student accommodation run by Oxford Brookes
University. If it becomes available then it is considered suitable for redevelopment by Oxford
Brookes University for additional purpose-built student accommodation.
14.2.20 Due to the forecast growth of Oxford Brookes University, and the need for purpose-
built student accommodation for its students, it is considered that any other form of residential
development would undermine the need to strike a balance between different land uses and
needs.
POLICY DS.12 - BT SITE, HOLLOW WAY - OXFORD BROOKES UNIVERSITY USE

Planning permission will not be granted at the BT site, Hollow Way, for uses other than
purpose-built student accommodation for use by Oxford Brookes University.
Canalside Land, Jericho
NOVEMBER 2005
14.2.21 Development Guidelines for the Canalside Land site adjacent to St. Barnabas'
Church in Jericho were adopted by the City Council in October 2001. Key objectives of
redeveloping this site are the provision of affordable housing, and a sustainably sized
community centre, while respecting its setting in relation to St. Barnabas’ Church.
POLICY DS.13 - CANALSIDE LAND, JERICHO - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Canalside Land, Jericho, for a mixed-use
development that includes all of the following uses:
a. residential;
b. community centre;
c. public open space/square;
d. replacement riverside/canal uses; and
e. a new bridge over the Oxford Canal for pedestrians and cyclists.
Part of this site is low-lying land so development proposals must be subject to

appropriate flood protection and sustainable drainage measures (see Policies NE.8,
NE.9 and NE.10).
Castle Site, New Road, Oxford City Centre
14.2.22 Draft Development Guidelines for the Oxford Castle and Prison site on New Road
were published by the City Council in April 2000. Planning permission has been granted for a
scheme incorporating a heritage museum, hotel, restaurant, serviced apartments, retail,
education and exhibition centre, health and leisure facility, wine bar, café and public open
space.
POLICY DS.14 - CASTLE SITE - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Castle Site for a mixed-use development
that includes all of the following uses:
a. museum;
b. leisure and recreation;
c. retail (Class A1 & A3-5);
d. hotel; and
e. public open space.
Redevelopment of the site will be subject to the relocation of the electricity sub-station
and good pedestrian access and routes through the site.

NOVEMBER 2005
site.
Churchill Hospital Site, Headington
14.2.23 Over half the buildings at the Churchill Hospital are more than 50 years old and many
are below the standard expected of a modern hospital. The site is likely to undergo a
significant programme of redevelopment to replace out-of-date buildings during the Plan period.
It is programmed to accommodate significant elements of services previously provided at the
Radcliffe Infirmary site.
14.2.24 Many of the current buildings are single-storey and floorspace could be increased on
the site by redeveloping these buildings at an appropriate density and scale. There is a need
to ensure efficient use of the land, but the site is in a sensitive location adjacent to Boundary
Brook and Lye Valley, which are designated for their ecological interest and as a landscape of
key significance for Oxford. Development must be contained within the boundary of the
hospital site, as shown on the Proposals Map, and designed to a high standard. Sub-surface
flow to groundwater-fed springs must be maintained and surface water must be allowed to
percolate into the ground without loss of quality so that unpolluted groundwater can continue to
flow to the Lye Valley fen.
14.2.25 A major new development currently programmed is the provision of a Cancer Centre.
14.2.26 The City Council supports the continued use of this site for hospital use, health care,
and staff accommodation for nurses and other key workers associated with the health service.
The City Council will seek improvements to public transport access, including setting up of a
circular bus route within the site.
14.2.27 Because of hospital related requirements at this location, it is considered that any
other form of residential development on this site would undermine the need to strike a balance
between different land uses and needs.
POLICY DS.15 - CHURCHILL HOSPITAL SITE - HOSPITAL USE

Planning permission will be granted for further development of the Churchill Hospital
site for hospital use, including the redevelopment of existing buildings to provide
improved facilities. Other acceptable uses include medical research and staff
accommodation for nurses and other key workers associated with the health service,
provided such uses remain ancillary and would leave enough space for further
hospital development in the foreseeable future. Development proposals must not
prejudice bus access through the site, and improvements to public transport access
will be needed, including the provision of a circular bus route within the site.
Oxford & Cherwell Valley College, Oxpens Road, Oxford City Centre
NOVEMBER 2005
14.2.28 Proposals for the Oxford & Cherwell Valley College to regenerate and modernise
the present site will be supported in principle. These proposals should seek to make more
efficient use of this site and visually strengthen the Oxpens Road frontage.
14.2.29 If the Oxford & Cherwell Valley College relocates from Oxpens Road, this would
offer an important opportunity to redevelop the site to improve the mix of uses and create better
links with the City centre. The existing buildings comprise a mix of designs arranged in blocks,
with the open space between them underused. Also, in urban design terms the existing street
frontage is weak and would benefit from being more strongly defined. The future development
of this site should also consider the realignment of Oxpens Road by the removal or relocation
of the building between Castle Mill Stream and Abbey place car park. This site is very near
several key City centre development sites, such as Oxpens, Westgate, Abbey Place and the
Castle site. It is therefore essential that good pedestrian links are secured between these sites
to improve access between them and to and from the City centre. Pedestrian routes on both
sides of Castle Mill Stream should also be incorporated into any redevelopment proposal that
may include a new bridge over Castle Mill Stream. Maximum and efficient use of the site will
be encouraged together with a high standard of design.
POLICY DS.16 - OXFORD & CHERWELL VALLEY COLLEGE, OXPENS ROAD – MIXED-
USE DEVELOPMENT
Planning permission will be granted at the Oxford & Cherwell Valley College Site,
Oxpens Road, for:
a. the modernisation and reorganisation of the site to make more efficient use
of the land, and to encourage redevelopment which in urban design terms
strengthens the frontage to Oxpens Road;
b. Subject to the relocation of the Oxford & Cherwell Valley College to a suitable
alternative location, especially in relation to travel distances for students and
access to public transport, planning permission will be granted for primarily a
residential development and any of the following complementary uses:
employment uses, subject to Policy EC.1;
c. a limited number of small retail units and a restaurant on the ground floor
street frontage (Class A1 & A3-5); and
d. arts related uses.
Part of this site is low-lying land, so development proposals must be subject to
NOVEMBER 2005
NE.9 and NE.10). New pedestrian and cycle links between nearby development sites
and the City centre are essential to proposals for modernisation or redevelopment of
this site. A comprehensive landscaping scheme should be included in any
redevelopment proposal to improve the setting of this site.
Cooper Callas Site, Paradise Street, Oxford City Centre
14.2.30 This site includes a mix of a showroom and offices, and has potential for
redevelopment. It is very close to nearby development sites including BT and workshops in
Paradise Street and the Castle site. Redevelopment could improve the mix of uses. Any new
development should be of a high standard of design and respect its setting in the Central
Conservation Area, adjacent to the riverside and its relationship to the listed buildings within the
Castle site. Pedestrian and cycle links to Paradise Street should be improved and are
essential to the redevelopment of this important City centre site. The site should be primarily
for residential use but an active street frontage should be created such as a shop, restaurant,
employment or live/work units. This would complement other development sites in the area
and add vitality to this neighbourhood. There may be an opportunity to consider the Limited
active street frontages in retail use or restaurant use on the ground floor, with a mix of
residential and employment uses on the upper floors, would complement other development
sites in the area.
POLICY DS.17 - COOPER CALLAS SITE, PARADISE STREET - MIXED-USE

DEVELOPMENT
Planning permission will be granted at the Cooper Callas site, Paradise Street for
primarily a residential development and the following complementary uses
a. employment use (Class B1) subject to Policy EC.1 and/or live/work units; and
b. limited amount of small retail units and a restaurant on the ground floor
street frontage (Class A1 & A3-5).

NE.9 and NE.10).
site.
Cowley Centre: Templars Square Shopping Centre and Crowell Road Multi-Storey Car
Park, Between Towns Road
NOVEMBER 2005
14.2.31 Templars Square Shopping Centre offers scope for enhancement, extension and
reorganisation. Any additional retail floorspace and other complementary land uses should be
of an appropriate type and scale for a District centre and should not undermine the vitality and
viability of the City centre. Planning permission has been granted for the change of use of part
of the Crowell Road car park to a bingo hall. The redevelopment of the Crowell Road car park
must take into account the effect on Beauchamp Lane residential properties and secure
measures to reduce traffic and improve cycle safety on Beauchamp Lane. These sites should
be treated together in the interest of good planning and Development Guidelines will be
prepared for the whole site.
POLICY DS.18 - COWLEY CENTRE: TEMPLARS SQUARE SHOPPING CENTRE AND

CROWELL ROAD CAR PARK, BETWEEN TOWNS ROAD - MIXED-USE DEVELOPMENT
Planning permission will be granted at the Templars Square Shopping Centre primarily
for a retail development (Class A1) plus any of the following complementary uses:
a. food and drink (Class A3-5), principally on the ground floor subject to Policy
RC.4;
b. public house, to replace and relocate the existing public house;
c. commercial leisure, appropriate in type and scale to a District centre and
subject to Policy RC.4;
d. primary health care facilities, subject to Policies RC.4 and HH.2;
e. childcare facilities, subject to Policies RC.4 and ED.1; and
f. residential on the upper floors.
Planning permission will be granted at the Crowell Road car park for a mixed-use
development for any of the following uses:
g. retail (Class A1) on the ground floor;
h. food and drink (Class A3-5), subject to Policy RC.4;
i. commercial leisure, appropriate in type and scale to a District centre and
subject to Policy RC.4; and
j. employment use (Class B1a) principally on the upper floors.
NOVEMBER 2005
The site shown on the Proposals Map should be planned and treated as one site so the
range of proposed uses will be suitably located within the site and in order to calculate
the overall level of required car parking spaces.
site.
Cowley Marsh Depot Site, Marsh Road
14.2.32 This site is used as a depot by the City Council. Subject to finding an appropriate
alternative site, it could be redeveloped to make more efficient use of the site and improve the
mix of uses. It has two principal frontages to Marsh Lane and an open aspect to playing fields.
It provides an opportunity for a mixed-use development for principally residential use, plus
other complementary uses, such as community facilities and employment uses. The
employment uses should be mainly light industrial such as studio/workshops or research and
development, but could additionally include live/work units.
POLICY DS.19 - COWLEY MARSH DEPOT SITE, MARSH ROAD – MIXED USE
Planning permission will be granted at the Cowley Marsh Depot site for residential
development, and for any of the following complementary uses:
a. employment use (Class B1b or c);
b. live/work units;
c. primary health care facilities;
d. childcare facilities;
e. community facilities; and
f. student accommodation.
Cowley Road Bingo Hall, Magdalen Road, Cowley
14.2.33 Planning permission has been granted at Crowell Road car park for a bingo hall, so if
the Cowley Road Bingo Hall moves from this site, then it would be available for re-use or
redevelopment. Many artists work in this part of Oxford in unsatisfactory conditions. The
building should be re-used for community arts uses such as a dance centre, space for artists’
workshops, and exhibition space. Re-use or redevelopment of the bingo hall would help to
regenerate this area and provide a much needed venue for cultural and arts uses.
POLICY DS.20 - COWLEY ROAD BINGO HALL – COMMUNITY ARTS USE

Planning permission will be granted at the Cowley Road Bingo Hall site for the re-use
or redevelopment of the existing building for community arts related uses.
Cowley Road Bus Depot, Cowley
14.2.34 Planning permission has been granted for the redevelopment of this site for a mixed-
use development for residential, including affordable housing, and employment-generating
uses, such as workshop/starter units, that will provide local employment to assist the
regeneration of Cowley and East Oxford. Part of the former playing field will be retained due to
its high ecological value and a contribution has also been secured to improve local facilities at
Cowley Marsh, which is adjacent to the site.
NOVEMBER 2005
POLICY DS.21 - COWLEY ROAD BUS DEPOT – MIXED-USE DEVELOPMENT

Planning permission will be granted at the Cowley Road Bus Depot for a mixed-use
development for all the following uses:
a. residential; and
b. employment (Class B1b and B1c).
Redevelopment of the site will be subject to the protection of the ecology area.
Cripley Road, Land at North End Yard, Osney
14.2.35 This site is an area of former railway sidings at the northern end of Cripley Road,
which is near to the central academic core of the University of Oxford. The site is adjacent to a
car-free residential development. The access is very restricted but the site is considered to be
suitable for purpose-built student accommodation. It may be necessary to plan for emergency
access from the north. Due to the forecast growth of the University of Oxford and the need for
purpose-built student accommodation for its students in this location, it is considered that any
other form of residential development would undermine the need to strike a balance between
different land uses and needs.
POLICY DS.22 - CRIPLEY ROAD, LAND AT NORTH END YARD – UNIVERSITY OF

OXFORD USE
Planning permission will not be granted at land at North End Yard, Cripley Road for
uses other than purpose-built student accommodation for use by the University of
Oxford.
Cutteslowe Court, Wyatt Road, Cutteslowe
14.2.36 Planning permission has been granted for a residential development, including
affordable housing.
POLICY DS.23 - CUTTESLOWE COURT, WYATT ROAD – RESIDENTIAL USE

Planning permission will be granted at Cutteslowe Court, Wyatt Road for residential
development.
Diamond Place, Ferry Pool Car Park, Summertown
14.2.37 The Diamond Place car park in Summertown, including the Oxford University Delegacy
of Local Examination building, is suitable for a mixed-use development. The current level of
public car parking spaces should be retained and integrated into the redevelopment proposal.
Vehicular access should be via Diamond Place, and/or Ferry Pool Road subject to a transport
assessment. Good pedestrian and cycle links to adjoining sites are essential to the
redevelopment of this important District centre site. A Supplementary Planning Document will
be prepared for this site.
POLICY DS.24 - DIAMOND PLACE, FERRY POOL CAR PARK – MIXED-USE

DEVELOPMENT
Planning permission will be granted at the Diamond Place, Ferry Pool car park site for
a mixed-use development that includes all the following uses:
NOVEMBER 2005
a. retail development (Class A1);

b. residential;
c. employment use (Class B1a) subject to Policy EC.1 and EC.3;
d. commercial leisure of an appropriate scale to a District centre;
plus the following complementary uses:

e. primary health care facilities;
f. childcare facilities; and
g. community facilities.
The existing level of public car parking spaces must be incorporated into the
redevelopment of the site.
Donnington Bridge Road, Riversports Centre
14.2.38 There is already a range of riversports facilities at this site but they could be
enhanced by replacing the present buildings with an accessible, modern sports centre. The
site is in the Green Belt and flood plain so the area occupied by any new buildings should not
be increased. An appropriate standard of flood defence must also be put in place, and any
proposal should be designed not to impede flood flows or result in a net loss of flood water
storage.
POLICY DS.25 - DONNINGTON BRIDGE ROAD, RIVERSPORT CENTRE - RECREATION

USE
Planning permission will be granted at Donnington Bridge Road for new riversport
facilities, subject to the retention of substantial areas of open space and existing trees
within the site and the development not having an adverse impact on the visual
amenity of the Green Belt.
This site is low-lying land so development proposals must be subject to appropriate

flood protection and sustainable drainage measures, and not have an adverse impact
on flooding elsewhere (see Policies NE.8, NE.9 and NE.10).
Donnington School Site, Cornwallis Road, Cowley
14.2.39 Development Guidelines for the Donnington School site on Cornwallis Road were
adopted by the City Council in February 2002.
POLICY DS.26 - DONNINGTON SCHOOL SITE, CORNWALLIS ROAD - MIXED-USE

DEVELOPMENT
Planning permission will be granted at Donnington School site for residential
b. community centre;
c. home for older people;
d. student accommodation; and
NOVEMBER 2005
e. B1 uses that would not unacceptably conflict with the above uses;
subject to the extension of the adjacent health centre.
This site adjoins a watercourse so development proposals must be subject to

appropriate flood protection and sustainable drainage measures (see Policies NE.9
and NE.10).
Dorset House, London Road, Headington
14.2.40 This site is now vacant, having been occupied by Oxford Brookes University’s School
of Occupational Therapy, which has relocated to Milham Ford School. The County Council is
looking for a new site for Headington Library and as this site is readily accessible from most
parts of Headington it is considered suitable. In addition, the site could be used for institutional
uses, such as community facilities, nursery education/childcare or healthcare facilities.
14.2.41 Given the site’s location close to the Headington Hospital sites, provision of nurses
accommodation and key-worker housing would be particularly suitable. Alternatively the site
could be developed for student accommodation for Oxford Brookes University and/or the
University of Oxford.
POLICY DS.27 - DORSET HOUSE, LONDON ROAD - MIXED-USE DEVELOPMENT

Planning permission will be granted at Dorset House, London Road for a mixed-use
development which may include any of the following uses:
a. accommodation for nurses, key workers or both;
b. library;
c. institutional uses;
d. student accommodation (subject to Policy HS.14); and
e. education use.
Dunnock Way, Blackbird Leys
14.2.42 The site currently consists of the Pathways workshop and a small food shop. Both
of these will be retained. The Aisled Barn was relocated due to the Blackbird Leys
development. The Aisled Barn should be used for community facilities that will benefit local
people. The Barn is only a shell, so the building needs to be completed with advice from the
City Council’s conservation officers. The City Council will support land uses listed in Policy
DS.28 on this site that will improve the range of local services needed by the diverse local
community. This is the only vacant site in the area that could offer extra primary health care
facilities to cater for the people of Greater Leys. If additional primary health care facilities are
needed, then some of the land should be used for this purpose, possibly with residential uses
above.
POLICY DS.28 - DUNNOCK WAY SITE, BLACKBIRD LEYS - MIXED-USE

DEVELOPMENT
Planning permission will be granted on the land remaining at the Dunnock Way site
and the Aisled Barn for a mixed-use development for all of the following uses:
NOVEMBER 2005
a. nursery;
b. primary health care facilities;
c. community facilities.
Residential is an acceptable complementary use, subject to the site accommodating
all of the above uses. The Pathways workshop and food shop are to be retained on
this site.
Elsfield Way, Cutteslowe
14.2.43 This site is presently occupied by Oxford Psychologists Press Limited as B1 offices.
The site itself is very underused and could be subdivided to accommodate residential use on
part of the site.
POLICY DS.29 - ELSFIELD WAY - RESIDENTIAL USE

Planning permission will be granted on part of the Elsfield Way site for residential
development.
Gloucester Green Bus Station, Oxford City Centre
14.2.44 Gloucester Green bus station is used for a wide range of bus and coach services.
The redevelopment of the Oxpens site (Policy DS. 62) provides an opportunity to relocate the
long distance coach services from Gloucester Green. This would allow Gloucester Green to
operate more efficiently and ease access problems and traffic pressures on the City centre bus
priority route.
POLICY DS.30 - GLOUCESTER GREEN BUS STATION – TRANSPORT USE

Gloucester Green Bus Station will be protected for use by bus services.
Former Government Buildings Site, Marston Road
14.2.45 This is a large brownfield site in Marston Road. The site is particularly suitable for
use by Oxford Brookes University given its location close to its main campus. The City Council
therefore considers that this site should be developed by Oxford Brookes University. Planning
permission has recently been granted for 645 units of student accommodation on land to the
east of the development site, which have now been constructed. The remaining land should be
developed for teaching/administration accommodation and further purpose-built student
accommodation.
POLICY DS.31 - FORMER GOVERNMENT BUILDINGS SITE, MARSTON ROAD -

OXFORD BROOKES UNIVERSITY USE
Planning permission will be granted at the Government Buildings site for the
development of Oxford Brookes University purpose-built student accommodation and
teaching / administration accommodation.
Neither of the above uses should dominate the site. Planning permission will not be
NOVEMBER 2005
granted for any other uses.
Harcourt House, Marston Road
14.2.46 This site is currently occupied by Government Offices (Social Security), part by
Ofsted and part by a car hire rental business on a temporary permission. This site is located
close to Oxford Brookes University’s Headington Hill Hall site and the Government Buildings
site. The City Council therefore considers that if it becomes available it should be used both for
student accommodation and teaching/administration floorspace.
14.2.47 Due to the forecast growth of Oxford Brookes University and the need for purpose-
needs.
POLICY DS.32 - HARCOURT HOUSE, MARSTON ROAD - OXFORD BROOKES

UNIVERSITY USE
Planning permission will be granted at Harcourt House, Marston Road, for the
development of Oxford Brookes University purpose-built student accommodation and
teaching/administration accommodation.
Herbert Close, off Barracks Lane, Cowley
14.2.48 This site consists of a playing field adjoining Herbert Close, and adjoins existing
student accommodation provided by Jesus College. The provision of further student
accommodation depends on either replacing the existing sports facility by an equivalent facility
or upgrading existing facilities on another site.
student accommodation for its students, it is considered that any other form of residential
needs.
POLICY DS.33 - HERBERT CLOSE - UNIVERSITY OF OXFORD USE

Planning permission will not be granted at Herbert Close for uses other than purpose-
built student accommodation for use by the University of Oxford.
Any development of this site will be subject to adequate replacement of the sporting
facilities.
Horspath Site, Land South of Oxford Road
14.2.50 Most of this site is currently used for agricultural purposes but also includes an area
of disused allotments. The City Council has resolved to grant planning permission (subject to
the completion of a planning obligation) to create a Centre of Excellence for cricket and rugby
provided access to the site is improved for pedestrians and cyclists. Given the site's location in
a narrow strip of Green Belt between Oxford and Horspath, development proposals should be
designed, particularly through appropriate landscaping, so as not to detract from the character
of the area.
NOVEMBER 2005
POLICY DS.34 - HORSPATH SITE, LAND SOUTH OF OXFORD ROAD - RECREATION

USE
Planning permission will be granted at the Horspath site, land south of Oxford Road,
for the development of outdoor sports facilities. The site should be designed to be
realistically accessible by walking, cycling or public transport for the majority of
people travelling to the site.
Hythe Bridge Street and Park End Street, Oxford City Centre
14.2.51 Hythe Bridge Street and Park End Street are currently underused and the mix of uses
could be improved. The redevelopment of properties in this area offers a significant opportunity
to improve the mix of uses, make more efficient use of the buildings, and bring vitality by day
and evening to this part of the City centre.
POLICY DS.35 - HYTHE BRIDGE STREET AND PARK END STREET - MIXED-USE
DEVELOPMENT
Planning permission will be granted at Hythe Bridge Street and Park End Street for a
mixed-use development which may include any of the following uses:
principally on the ground floors
a. retail (Class A1);
b. food and drink (Class A3-5), subject to Policy RC.6;
principally on the upper floors
c. commercial leisure uses, of an appropriate type and scale that do not
undermine Oxpens and subject to Policy RC.6;
d. art related uses;
e. tourist attractions;
f. employment development (principally B1(a) but could include other
employment generating uses), subject to Policy EC.1; and
g. University of Oxford purpose-built student accommodation.
Institute of Health Sciences Site, Roosevelt Drive
14.2.52 This site is currently occupied by various departments from the University’s medical
sciences division; the Primary Care Trust and the Department of Postgraduate, Mental and
Dental Education. The adjoining land is occupied by the Wellcome Trust Centre for Human
Genetics and the Richard Doll building.
14.2.53 Although this site is already extensively developed, it is considered that there is scope
for further development by replacing some of the older buildings with modern replacements at
an appropriate density and scale. Redevelopment proposals should retain the existing uses on
site, and use additional floorspace for medical research.
14.2.54 Development proposals should provide for the retention of the trees along the Old
Road frontage and strict control on traffic generation.
NOVEMBER 2005
POLICY DS.36 - INSTITUTE OF HEALTH SCIENCES SITE, OLD ROAD - MEDICAL

RESEARCH
Planning permission will be granted on the Institute of Health Sciences site, Old Road
for further medical research development, subject to the retention of existing trees.
John Radcliffe Hospital Site, Headington
14.2.55 Major new development is programmed for this site, including some 39,000m2 to
accommodate the relocation of the acute services from the Radcliffe Infirmary, which has been
granted planning permission. This development is currently under construction and
programmed to be completed by the end of 2006. It will include a specialist Children’s Hospital
to accommodate children’s services transferring from the Radcliffe Infirmary and provide new
accommodation for children’s services already on the John Radcliffe site.
14.2.56 The John Radcliffe, as well as providing a wide range of general hospital services, is
a regional provider of many specialist services to patients.
14.2.57 It is anticipated that developments are likely throughout the Local Plan period.
Due to the need to accommodate a significant amount of hospital related development on this
site and because much of this development could not be accommodated on other sites, the
type of uses considered appropriate have been restricted. Due to the requirement for hospital
related uses in this location, it is considered that any other form of residential development on
this site would undermine the need to strike a balance between different land uses and needs.
POLICY DS.37 - JOHN RADCLIFFE HOSPITAL SITE, HEADINGTON - HOSPITAL USE

Planning permission will be granted at the John Radcliffe Hospital site, for further
development of any of the following uses:
a. hospital use;
b. medical research; and
c. staff accommodation for nurses and other key workers associated with the
health service.
Development proposals must not prejudice bus access through the site and should,
where appropriate, include the creation of bus links into the local road network, in
addition to the current main access.
Jowett Walk, Oxford City Centre
14.2.58 This site consists of two parcels of land either side of Jowett Walk. The land on the
north side is used for tennis courts, while the land on the south side consists of the rear part of
the curtilages of the properties at 10-20 Holywell Street and 1a Mansfield Road. Jowett Walk is
close to the academic core of the University of Oxford, so it is well located for student
accommodation. The sports facilities, however, must be replaced by an equivalent facility or by
upgrading facilities on another site.
NOVEMBER 2005
student accommodation for its students, it is considered that any other form of residential
needs.
POLICY DS.38 - JOWETT WALK - UNIVERSITY OF OXFORD USE

Planning permission will not be granted at Jowett Walk, for uses other than purpose-
built student accommodation for use by the University of Oxford.
Any development of this site will be subject to adequate replacement of the sports
facilities.
Lamarsh Road, off Botley Road, Osney
14.2.60 This site has planning permission for retail development, but in the light of
Government advice and the demands of competing uses is considered more appropriate for
employment-generating uses B1b, B1c. Primary health care facilities are also needed,
especially for older people.
POLICY DS.39 - LAMARSH ROAD - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Lamarsh Road site for employment-
generating uses (Class B1b, and B1c) and residential development. Primary health
care facilities, especially respite care for older people, is an acceptable complementary
use.

flood protection and sustainable drainage systems (see Policies NE.8, NE.9 and
NE.10).
Leafield Road, Temple Cowley
14.2.61 Land at Leafield Road is an area of vacant, overgrown urban land not protected
under Policies SR.2 or SR.5. Any redevelopment of this site should be for residential
development.
POLICY DS.40 - LEAFIELD ROAD – RESIDENTIAL USE

Planning permission will be granted at Leafield Road, Temple Cowley for residential
development.
Leiden Road Site, Wood Farm
14.2.62 This site comprises two main buildings: Marywood (used as a Social Services hostel)
and the Wood Farm Health Centre. There is a demand for a new community centre in the area.
This site offers an opportunity to provide a range of community facilities and some additional
housing.
NOVEMBER 2005
POLICY DS.41 - LEIDEN ROAD, WOOD FARM - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Leiden Road site for a mixed-use
development that includes all the following uses:
a. community centre;
b. primary health care facilities; and
c. residential.
If a. and b. are satisfactorily accommodated elsewhere, then the whole site can be
redeveloped for residential use.
Littlemore Mental Health Centre, Littlemore
14.2.63 Littlemore Mental Health Centre has a range of modern facilities and there is scope
for further related development and staff accommodation for nurses and other key workers
associated with the health service.
14.2.64 Due to the requirement for hospital related uses in this location, it is considered that
any other form of residential development on this site would undermine the need to strike a
balance between different uses and needs.
POLICY DS.42 - LITTLEMORE MENTAL HEALTH CENTRE, LITTLEMORE - HOSPITAL

USE
Planning permission will be granted at the Littlemore Mental Health Centre for further
health care related development and staff accommodation for nurses and other key
workers associated with the health service.
14.2.65 The field at the rear of Littlemore Mental Health Centre would make a logical
extension to the current site. As there is only limited space for additional buildings on the
existing site, use of the field could also remove a significant constraint on the further expansion
of mental health care facilities in this location. Part of the site may also be required for staff
accommodation for nurses and other key workers associated with the health service.
14.2.66 The site is on the edge of Oxford’s Green Belt and development proposals should
take advantage of the opportunities to enhance its landscape character. This should involve
the provision of a broad landscaped belt along the western boundary of the site and the
positioning of substantial buildings at a significant distance from the A4074 to ensure that the
visual amenity of the Green Belt is not harmed by the development.
14.2.67 Due to the need for hospital related uses in this location, it is considered that any
other form of residential development on this site would undermine the need to strike a balance
between different land uses and needs.
POLICY DS.43 - LITTLEMORE MENTAL HEALTH CENTRE, LITTLEMORE - FIELD AT

REAR
Planning permission will be granted on the field at the rear of Littlemore Mental Health
NOVEMBER 2005
Centre for health care related development and staff accommodation for nurses and
other key workers associated with the health service.
Littlemore Park, Armstrong Road
14.2.68 Littlemore Park comprises part of the former hospital buildings but the main part of
the site remains undeveloped. It includes a former playing field to the north of Littlemore Brook,
which should be relocated or replaced by improved facilities elsewhere in Oxford. The City
Council will support the further growth of science and technology-based industries that are
considered important to the local and national economy.
POLICY DS.44 - LITTLEMORE PARK, ARMSTRONG ROAD

Planning permission will be granted on land at Littlemore Park for the development of
science and technology based industries concerned primarily with research and
development, especially those related to research facilities in the area. Development
of the playing field will be subject to its relocation or the improvement of facilities
elsewhere in Oxford.
Policy EC.1 will not be applied to this site.
Lucy's Factory Site, Walton Well Road, Jericho
14.2.69 The site consists of the main factory and car park. The car park is between Oxford
Canal and Castle Mill Stream, so it has become known as the Island site. Planning permission
has been granted for a mixed-used development that includes affordable housing.
POLICY DS.45 - LUCY’S FACTORY SITE, WALTON WELL ROAD, JERICHO - MIXED-
USE DEVELOPMENT
Planning permission will be granted at the Lucy’s Factory site for the conversion of the
factory building and redevelopment of the Island site for residential development, that
includes all of the following uses:
a. employment and
b. leisure uses.
Mabel Pritchard School Site, St. Nicholas Road, Littlemore
14.2.70 This school has been closed and relocated to new premises. Planning permission
has been granted for residential development, including affordable housing, subject to a
planning obligation Any new proposal would be assessed against the policies in the Plan.
POLICY DS.46 - MABEL PRITCHARD SCHOOL SITE, ST. NICHOLAS ROAD -

RESIDENTIAL USE
Planning permission will be granted at the Mabel Pritchard School site, St. Nicholas
Road for residential development.
Manor Ground, Headington
NOVEMBER 2005
14.2.71 The Manor Ground was formerly used by Oxford United Football Club, which has
moved to a new stadium in Blackbird Leys off Grenoble Road. Planning permission was
granted on appeal for a mixed-use development that includes residential use, affordable
housing and a hospital.
POLICY DS.47 - MANOR GROUND - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Manor Ground site, Headington for a mixed-
use development for residential accommodation and a hospital. Neither land use
should dominate the site.
Milham Ford School Site, Marston
14.2.72 Development Guidelines for Milham Ford School, Marston were adopted by the City
Council in October 2001.
POLICY DS.48 - MILHAM FORD SCHOOL SITE, MARSTON - MIXED-USE

DEVELOPMENT
Planning permission will be granted at the Milham Ford school site, Marston for a
mixed-use development for any of the following uses:
a. residential;
b. institutional uses;
c. nursery (children) use; and
d. B1 uses that would not unacceptably conflict with the above uses.
Redevelopment of the site will be subject to the protection of the ecological interest of
the adjoining playing field and the quad within the school buildings.
Nielsens, London Road, Headington
14.2.73 This site lies to the south of the A40 London Road. Outline planning permission was
granted for an office development on this site. This is a key employment site.
POLICY DS.49 - NIELSENS, LONDON ROAD, HEADINGTON - EMPLOYMENT USE

Planning permission will be granted at the Nielsens' site for further employment
development (principally Class B1a).
Northfield House, Sandy Lane West
14.2.74 Northfield House is occupied by Northfield Special School, which intends to relocate.
The site comprises the main school buildings and open space. This site offers the opportunity
to provide residential development that could extend housing at Bampton Close to the east.
POLICY DS.50 - NORTHFIELD HOUSE, SANDY LANE WEST

Planning permission will be granted at Northfield House, Sandy Lane West for
residential development.
NOVEMBER 2005
Northfield School, Kestrel Crescent, Blackbird Leys
14.2.75 Redevelopment of Northfield School will be acceptable if the school is relocated to a

suitable alternative site. The primary use of the site will be residential. The residential
development should not generally extend beyond the area currently occupied by buildings,
hard surfaces and part of the surrounding land. The rest of the site shown on the Proposals
Map should be landscaped and maintained as public open space in the form of a linear park
adjacent to Northfield Brook and occupying the south western portion of the site, and a 10metre
wide habitat/footpath strip along the north western boundary. A Supplementary Planning
Document will be prepared for this site.
POLICY DS.51 - NORTHFIELD SCHOOL SITE, KESTREL CRESCENT, BLACKBIRD

LEYS - RESIDENTIAL DEVELOPMENT AND PARK
Planning permission will be granted at Northfield School, Kestrel Crescent, Blackbird
Leys for a residential development and a linear park.
Nuffield Orthopaedic Centre, Old Road, Headington
14.2.76 The Nuffield Orthopaedic Centre has started an intensive period of redevelopment
and service re-provision on the site, which aims to significantly improve the quality of the
healthcare environment. In particular, a new Orthopaedic and Medicine facility will be provided
in the centre of the site. Further developments on the site are likely during the Plan period;
they may include a new complementary private patients’ facility.
14.2.77 Due to the constrained nature of the site the City Council will only grant planning
permission for developments for hospital use, health care and medical research, together with
ancillary staff accommodation for nurses and other key workers associated with the health
service on this site.
14.2.78 Due to the requirement for hospital related uses in this location, it is considered that
any other form of residential development on this site would undermine the need to strike a
balance between different uses and needs.
POLICY DS.52 - NUFFIELD ORTHOPAEDIC CENTRE, OLD ROAD - HOSPITAL USE

Planning permission will be granted at the Nuffield Orthopaedic Centre for further
development of hospital use and medical research. Other acceptable uses include
staff accommodation for nurses and other key workers associated with the health
service, provided such uses remain ancillary and would leave enough space to
accommodate the expected need for further hospital development in the foreseeable
future.
Development proposals must not prejudice bus access to and through the site.
OAC Factory Site, Woodstock Road, Summertown
14.2.79 Development Guidelines for the Oxford Automotive Components (OAC) factory site
(land east of Oxford Canal) on Woodstock Road were adopted by the City Council in July 2001.
NOVEMBER 2005
Planning permission has been granted for a mixed-use development primarily residential and a
new educational institution, subject to a planning obligation.
POLICY DS.53 - OAC FACTORY SITE, WOODSTOCK ROAD - MIXED-USE

DEVELOPMENT
Planning permission will be granted at the OAC factory site, Woodstock Road for a
mixed-use development that includes all of the following uses:
a. residential;
b. 40-50% of the total residential units as affordable housing;
c. no more than 10,000 m2 of floorspace for employment (Class B1 or B2) or
educational institution (Class D1);
d. live / work units;
e. small scale local retail shops;
f. local community facilities; and
g. a wildlife corridor.
site.
Odeon Cinema, George Street, Oxford City Centre
14.2.80 The Odeon Cinema in George Street is an important public arts venue. Policy TA.7
seeks to resist its loss unless alternative provision is made. The present use may continue on
the site. However, there is an opportunity to convert or to re-use the existing building. Subject
to Policy TA.7, the site is considered suitable for redevelopment for a new range of leisure/arts
type uses. Any new building should be of an innovative design that improves the relationship
of the site to George Street and Gloucester Green, the streetscape and its setting in the
Central Conservation Area.
POLICY DS.54 - ODEON CINEMA, GEORGE STREET - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Odeon Cinema site, George Street for a
mixed-use development or re-use of the existing buildings, subject to Policy TA.7, for
any of the following uses:
principally on the ground floor
b. food and drink, subject to Policy RC.5;
principally on the upper floors

c. commercial leisure;
d. art-related uses; and
e. tourist attractions.
NOVEMBER 2005
Osney Mill Site and Adjacent Works, Mill Street, Osney
14.2.81 The former Osney Mill, Mill Street and adjacent works, if vacated, are considered to
have potential for a mixed-use development. The Mill site and adjacent works are in more than
one ownership. The City Council would prefer to see a single comprehensive redevelopment
scheme. However, it is possible to redevelop the site in phases but this should not prejudice
making best use of the land. Any proposed uses will have to address the access to the site via
Mill Street either by mitigation measures or by proposing land uses that will generate low levels
of vehicular traffic. The design and layout should exploit the attractive location next to the
River Isis. The City Council will seek a footpath link over the River Isis. Consideration should
be given to re-using the remaining shell of Osney Mill, which is a building of local interest, and
the remains of Osney Abbey which is a scheduled monument, and a Grade II listed building.
Osney Abbey must be retained and its setting protected. The re-use and redevelopment of the
Mill part of the site is important so a flexible approach to the mix of land uses is suggested in
order to secure the redevelopment of this prominent site on the River Isis.
POLICY DS.55 - OSNEY MILL SITE AND ADJACENT WORKS, MILL STREET - MIXED-
USE DEVELOPMENT
Planning permission will be granted at Osney Mill and adjacent works, Mill Street for a
mixed-use development that includes any of the following uses:
a. residential;
b. University of Oxford purpose-built student accommodation;
c. employment uses (Classes B1b and B1c);
d. live/work units; and
e. art-related uses.
The development must provide a footpath link over the River Isis.
This is site is low-lying land, so development proposals must be subject to appropriate

flood protection and sustainable drainage measures (see Policies NE.8, NE.9 and
NE.10).
Osney Warehouse
14.2.82 This site includes an existing warehouse in a City centre location and has potential for
redevelopment to make better and more efficient use of the land. It is very close to the Oxford
and Cherwell Valley College and near recently completed residential developments. The site
could provide a mixed-use development to include student accommodation and either live/work
units or employment use. High-quality design and good pedestrian/cycle links with adjoining
sites are essential to integrate this development with its surroundings and ensure its successful
regeneration.
POLICY DS.56 - OSNEY WAREHOUSE, OSNEY LANE – MIXED-USE DEVELOPMENT

Planning permission will be granted at the Osney Lane site for a mixed-use
development that includes the following uses:
a. student accommodation; and
b. live/work units; or
c. employment use (Class B1a or B1b).
NOVEMBER 2005
Oxford Business Park, Cowley
14.2.83 The Oxford Business Park is well established but some land remains to be
developed. The site will be developed primarily for employment uses, and subject to Policy
EC.9, some limited warehouse and distribution uses. A planning obligation controls the uses
on this site.
POLICY DS.57 - OXFORD BUSINESS PARK, COWLEY - EMPLOYMENT USE

Planning permission will be granted at Oxford Business Park for the development of
offices, research and development (Class B1), industrial uses (Class B2), and any of
the following complementary uses:
a. limited warehouse / distribution use (Class B8) subject to Policy EC.9;
b. appropriate ancillary uses.
Land at Rear of Oxford Retail Park, Garsington Road,
14.2.84 This site is currently vacant but was last used by BMW to store cars. The site has
potential for employment generating development. Access arrangements to the site will need
to be carefully laid out and must take into account the relationship with the adjoining retail use.
Public transport provision to the site will need to be improved.
POLICY DS.58 - LAND AT REAR OF OXFORD RETAIL PARK, GARSINGTON ROAD -

EMPLOYMENT USE
Planning permission will be granted at the rear of Oxford Retail Park for employment
development that includes research and development (Class B1b) and/or light
industrial (Class B1c).
Oxford Science Park, Littlemore
14.2.85 The Oxford Science Park is partly developed, although a significant proportion of the
site is still to be completed. The City Council will support the further growth of science and
technology-based industries concerned primarily with research and development, especially
those related to the research facilities in the area. Completing the development of the Science
Park is important to the local and national economy.
POLICY DS.59 - OXFORD SCIENCE PARK, LITTLEMORE - EMPLOYMENT USE

Planning permission will be granted at land at Oxford Science Park for the
development of science and technology based industries concerned primarily with
research and development, especially those related to research facilities in the area.
Policy EC.1 will not be applied to this site.
Oxford Science Park, Minchery Farm, Littlemore
14.2.86 This site consists of an area of undeveloped land between Oxford Science Park and
Minchery Farm. It adjoins Littlemore Brook and the outflow from Littlemore sewage treatment
works, and has some ecological interest. The areas of greatest ecological interest are the low-
NOVEMBER 2005
lying marshy areas close to the watercourses. The area adjoining Minchery Farm track is not
of high ecological interest and it is considered that this area would be suitable for use as an
extension to the Oxford Science Park. The rest of the site has been designated as a Site of
Local Importance for Nature Conservation (SLINC) and development proposals should ensure
it is retained and subsequently managed for this purpose.
14.2.87 Development should have regard to the setting of the Grade II* listed Minchery
Farmhouse and may affect archaeological remains, see Section 5.0, Historic Environment.
POLICY DS.60 - OXFORD SCIENCE PARK, MINCHERY FARM - EMPLOYMENT USE

Planning permission will be granted at Minchery Farm for the development of science
and technology based industries concerned primarily with research and development.
Development on this site will be subject to the proposals making provision for the
retention and future appropriate management of the adjoining area designated as a
Site of Local Importance for Nature Conservation (SLINC).
Oxford Station, Botley Road and Becket Street Car Park, Oxford City Centre
14.2.88 The existing station is discussed in Section 3.0, Transport (paragraphs 3.8.13 and
3.8.14 and Policy TR.10). The Strategic Rail Authority (SRA) is considering the relocation of
Oxford Station to the Oxpens site (Policy DS.62) and this is supported in principle by the City
Council. If the station is relocated it presents an opportunity for a mixed-use redevelopment of
the current site. This could include additional retail floorspace along the frontage to Botley
Road. High quality architecture will be required because this is a ‘gateway’ site into the City
centre. It will also be necessary to consider the appropriate layout and scale of development in
relation to the residential properties along Cripley Road and Said Business School along the
eastern edge of the site.
14.2.89 The Becket Street car park currently serves Oxford Station. If the station moves then
the Becket Street car park may remain in its current location or relocate to the Oxpens site.
There is potential to make better use of this site by building employment generating uses and
residential units above the car park, or on the whole site if the car park is relocated. Good
design and landscaping will be required.
NOVEMBER 2005
POLICY DS.61 - OXFORD STATION, BOTLEY ROAD AND BECKET STREET CAR PARK
- MIXED-USE DEVELOPMENT
A. Subject to Oxford Station being relocated to the Oxpens site and being no longer
required, planning permission will be granted at the existing Oxford Station site for a
mixed-use redevelopment including any of the following uses:
a. employment-generating uses, subject to Policy EC.1;
b. University of Oxford teaching/administration;
c. residential;
d. retail (Class A1) fronting Botley Road.
Planning permission will be granted for the following uses where the City Council
considers that they have not already been adequately provided for elsewhere in the
City centre area:
e. a multi-purpose indoor arena;
f. commercial leisure, of an appropriate type and scale that does not
undermine proposals at Oxpens;
g. a hotel.
B. Planning permission will be granted at the existing Becket Street car park for a
mixed-use development that includes all the following uses:
h. residential; and
i. employment (Class B1).
Any such scheme must incorporate the existing level of car parking provision that
serves Oxford Station. However, if the station and its associated parking are replaced
on the Oxpens site, the station parking at Becket Street can be redeveloped for the
above uses.
Oxpens Road Site, Oxford City Centre
14.2.90 Oxpens is the main site allocated for commercial development within the City centre
area, which is shown on the Proposals Map. There is a need for commercial leisure, and this
site meets the sequential test as there are no other sites within the City centre that are capable
of accommodating this level of development or its component parts. A commercial leisure
development and a range of other complementary uses on this site will enhance the City
centre. The commercial leisure development may take the form of a multi-purpose indoor
arena that should cater for a range of leisure uses, such as conferences, performing arts,
music concerts and sports events. There may be scope to incorporate existing uses into a new
development of the site. Employment-generating uses on the Becket Street car park or
existing Oxford Station sites could replace the existing light industrial units or provide other
business employment opportunities. The additional facilities should provide for a wide range of
ages and interests. Any scheme must bring vitality to the area, improve the provision of
cultural and arts facilities, and ensure that the proposed land uses and access by different
transport modes are properly integrated.
NOVEMBER 2005
14.2.91 There is a 120-metre frontage to the River Isis (or Thames) on the southern edge of
the site. This represents a rare opportunity within the City centre for public riverside
development. The relationship of the banks of the river and the built development will need to
be sensitively designed. Provision should be made for a riverside footpath that runs across the
site and integrates into the circulation within the site. There is also an opportunity to re-design
Oxpens Recreation Ground so it is more attractive, accessible and will attract a wide range of
people. This may take the form of an ‘island park’ edged by visitor moorings. To help
circulation and provide additional usable public open space within the site, a public square
could be a central part of the design.
14.2.92 It is important that good principles of urban design are adhered to and that high
quality materials are used. The scale of the site is such that the development task can properly
be regarded as the creation of a new ‘quarter’ for the City. It is essential that the design
approach adopted treats the area as a ‘place’ rather than a ‘site’ or a collection of ‘sites’.
Comprehensive development of the whole site is envisaged. This would include relocation of
an expanded Oxford Station unless the City Council acknowledges that this would not be
required. However, the majority of the development could be implemented in a first phase.
The City Council would need to be satisfied that an acceptable scheme for the whole site, as
set out in an agreed masterplan, could be successfully delivered. Isolated buildings or
piecemeal development will not be allowed on this site, if it prejudices other land uses.
14.2.93 The layout should make maximum use of the site but the site is within the high
building area and view cone (see Section 5.0, Historic Environment, Policies HE.9 and HE.10).
The impact on the skyline will require careful designing of the rooflines and significant views of
the site. The relationship of the site to the surrounding areas will require sensitive treatment,
especially the nearby housing east of Castle Mill Stream.
14.2.94 Bus and GTE links will be required into the bus priority route within and into the City
centre, and should directly serve the Westgate shopping area. The relocation of the station to
the Oxpens site will provide an opportunity for a fully integrated transport interchange. Any
such interchange must accommodate all modes of transport including pedestrians, cyclists, rail,
bus, GTE, powered two-wheelers, taxis and the private car. Measures to improve accessibility
under Botley Road bridge will also be sought.
14.2.95 The provision of operational parking and potential replacement public car parking
spaces from Abbey Place car park, Worcester Street car park and the existing car park at
Becket Street will need careful consideration. Unless adequate provision is made elsewhere in
the City centre, there must be provision for replacement coach parking that will better
accommodate longer distance buses, tourist coaches, lorries and the needs of their drivers and
passengers. Improved facilities and parking for traders’ vehicles associated with the open
market at Gloucester Green will be sought. The City Council will consider the need for, and
possible relocation of, a replacement lorry park on the outskirts of Oxford.
14.2.96 Good pedestrian and cycle routes must be integrated into any development and
include the creation of pedestrian links between the Oxford & Cherwell Valley College site, if
redeveloped, Abbey Place, Westgate, and to the rest of the City centre. The possible
realignment of Oxpens Road is discussed in paragraphs 14.2.2 and 14.2.29.
14.2.97 Part of the site lies within an area of low-lying land and the City Council will need to
be satisfied that the development will be protected with the appropriate standard of flood
NOVEMBER 2005
defence and that appropriate measures are taken to prevent the development leading to an
increased risk of flooding elsewhere.
14.2.98 Draft Development Guidelines for the Oxpens site were published by the City Council
in May 2001 and provide further information. These will be finalised and published as a
Supplementary Planning Document.
POLICY DS.62 - OXPENS ROAD SITE - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Oxpens site for a mixed-use commercial
leisure development, that may include a multi-purpose indoor arena, and any of the
following uses:
a. food and drink (Class A3-5);
b. visitor moorings;
c. arts related uses;
d. tourist attractions.
Planning permission will be granted for the following uses where the City Council
considers that they have not already been adequately provided for elsewhere in the
City centre area:
e. an expanded Oxford Station with comprehensive transport interchange
facilities;
f. coach and lorry parking provision;
g. replacement public-off street parking provision in line with Policy TR.11;
h. hotel.
Planning permission will be granted for the following complementary uses on a small-
scale:
i. employment use (Class B1);
j. residential.
Redevelopment of the site will be subject to the creation of a footpath network

through the site, and a link to the new pedestrian route from the River Isis to the
Oxford Castle site.

NE.9 and NE.10).
Paradise Street Workshops Site, Oxford City Centre
14.2.99 This site is currently occupied by disused workshops and is in an environmentally

sensitive location, fronting on to Castle Mill Stream and Paradise Street with the prison wall at
the rear, and near St. George’s Tower. The site is close to the central academic core of the
University of Oxford, so it is suitable for student accommodation. Detailed guidance on
layout, design and landscaping is given in the draft Development Guidelines for this site, which
were published by the City Council in April 2000. Reference should be made to the final
version of these guidelines once they have been adopted by the City Council.
NOVEMBER 2005
14.2.100 Development of this site will have regard to the setting of the listed buildings and
scheduled ancient monument of Oxford Castle and prison and the effect of development on the
conservation area.
14.2.101 Due to the forecast growth of the University of Oxford, and the need for purpose-
development on this site would undermine the need to strike a balance between different uses
and needs.
POLICY DS.63 - PARADISE STREET WORKSHOPS - UNIVERSITY OF OXFORD USE

Planning permission will not be granted at the Paradise Street Workshops for any
development other than purpose-built student accommodation for use by the
University of Oxford.
Any development on this site will be subject to:
a. provision of a public pedestrian access adjoining Castle Mill Stream; and
b. appropriate archaeological investigation of the site.

NE.9 and NE.10).
Park Hospital Site, Headington
14.2.102 The Park Hospital is used to provide child and adolescent mental health services.
The buildings are poor in functional terms and are not appropriate for children’s services. If
Oxfordshire Mental Healthcare NHS Trust no longer needs all or part of the site for health care
facilities, the City Council considers that it should be developed for student accommodation for
Oxford Brookes University and/or health care facilities associated with the Oxford Radcliffe
Hospitals or the Nuffield Orthopaedic Centre NHS Trusts. Redevelopment of the site would
also permit the widening of the access road to the Churchill Hospital, if this is required.
14.2.103 Due to the forecast growth of Oxford Brookes University, and the need for purpose-
needs.
POLICY DS.64 - PARK HOSPITAL SITE - OXFORD BROOKES UNIVERSITY USE

Planning permission will be granted at the Park Hospital site for development of:
a. healthcare facilities associated with the Oxford Radcliffe Hospitals, Nuffield
Orthopaedic Centre or Oxfordshire Mental Healthcare NHS Trusts; and
b. related small-scale teaching, research and ancillary administrative
accommodation; and/or
c. Oxford Brookes University purpose-built student accommodation.
Development proposals should not prejudice the potential widening of the access road
to the Churchill Hospital.
NOVEMBER 2005
Pusey House Site, St. Giles, Oxford City Centre
14.2.104 This site consists of land owned by St. Cross College at the rear of Pusey House.
Pusey House is a Grade II* listed building. The site is close to the academic core of the
University of Oxford, so it is considered to be suitable for student accommodation with
supporting academic, library and administration facilities. Due to the demand for growth of the
University of Oxford and the need for purpose-built student accommodation for its students, it is
considered that any other form of residential development would undermine the need to strike a
balance between different land uses and needs.
14.2.105 Development will have regard to the setting of Grade II Pusey House and its impact
on the Conservation Area, in particular the wider views from St Giles and adjacent streets.
POLICY DS.65 - PUSEY HOUSE SITE, ST. GILES - UNIVERSITY OF OXFORD USE
Planning permission will be granted at land to the rear of Pusey House for the
development of University of Oxford purpose-built student accommodation and
supporting academic, library and administrative facilities.
Radcliffe Infirmary Site, Woodstock Road
14.2.106 Current plans are for the hospital facilities on this site to be vacated by the end of
2006. The site is being allocated for use by the University of Oxford as it is close to its central
academic core and could meet almost half the University’s forecasted floorspace requirements
during the Plan period. Development should be predominantly for teaching/university
administration with a small amount of student accommodation.
14.2.107 Proposals for developing the site should also make provision for the relocation of
Jericho Health Centre from its current site in Walton Street.
14.2.108 The Radcliffe Infirmary contains several listed buildings and other structures that
should be conserved when the site is re-developed. The siting, massing and design of new
development should create an appropriate visual relationship with the retained listed buildings
and their setting.
POLICY DS.66 - RADCLIFFE INFIRMARY SITE, WOODSTOCK ROAD - UNIVERSITY OF

OXFORD USE
Planning permission will be granted at the Radcliffe Infirmary site for the development
of University of Oxford academic research/teaching/administration uses, and that
includes all of the following uses:
a. student accommodation; and
b. the relocation of the Jericho Health Centre.
Provision should be made for a footpath/cycle route linking Walton Street and
Woodstock Road.
NOVEMBER 2005
Railway Lane, Littlemore
14.2.109 This site was formerly used as an oil depot but is now vacant and underused. It is
served by a vehicular access from Railway Lane. The site has potential for more efficient use of
the land. The redevelopment of the site should be for residential uses. Any new development
should respect the existing housing to the north and the adjacent Littlemore Conservation Area.
The City Council will seek pedestrian links to adjoining sites to improve permeability and
accessibility.
POLICY DS.67 - RAILWAY LANE, LITTLEMORE - RESIDENTIAL

Planning permission will be granted at the Railway Lane site for residential
development.
Rewley Road, Oxford City Centre
14.2.110 The fire station occupies this site, but would like to relocate to an out-of-centre
location near the ring road to improve accessibility. If the fire station relocates to a suitable
alternative site, this site could to be redeveloped. Its City centre location would suit a mixed-
use development for employment and would also be a good location for the relocation of
Ruskin College.
POLICY DS.68 - REWLEY ROAD – MIXED-USE DEVELOPMENT

Planning permission will be granted at the Rewley Road site for:
a. employment use (Class B1a or b), subject to Policy EC.1;
b. educational institution (Class D1); and
c. student accommodation.
Rivermead Rehabilitation Centre, Abingdon Road
14.2.111 The Rivermead Rehabilitation Centre is to be relocated, so the site will be available
for development. The site has potential for a mixed-use development that may include
residential uses, new health care and childcare facilities. The site lies in an area of low-lying
land, so the City Council will need to be satisfied that the development will be protected with
the appropriate standard of flood defence and that, if necessary, appropriate measures will be
taken to prevent the development increasing the risk of flooding elsewhere.
POLICY DS.69 - RIVERMEAD REHABILITATION CENTRE, ABINGDON ROAD - MIXED-

USE DEVELOPMENT
Planning permission will be granted at the Rivermead Rehabilitation Centre for
residential development and any of the following complementary uses:
a. new health care facilities; and
b. childcare facilities.
Development proposals must be subject to appropriate flood protection and
sustainable drainage measures (see Policies NE.8, NE.9 and NE.10).
Rover Sports Club Field, Roman Way
NOVEMBER 2005
14.2.112 BMW Group Plant Oxford is the sole manufacturing plant for the Mini. Production of
the Mini has been a major success. It is expected that more production/assembly floorspace for
car-manufacturing, including an extension to the railhead, will be required during the Plan
period. As it is improbable that this development can be accommodated on the existing site, it
would need to occur on the Rover Sports Club field, which is the only available adjoining area
of land. However planning permission will be granted only for development exclusively by
BMW, in association with its manufacturing activities on the adjacent land, and will be subject
to the replacement of the sports facility by its relocation or the upgrading of an existing facility.
14.2.113 As the Rover Sports Club field is in a sensitive location adjoining the Green Belt, the
development should be designed and landscaped to minimise its visual impact.
POLICY DS.70 - ROVER SPORTS CLUB FIELD, ROMAN WAY

Planning permission will not be granted at the Rover Sports Club field, Roman Way,
other than for a development that includes:
a. production / assembly floorspace for the manufacture of motor cars; and
b. an extension to the railhead
provided that:
c. the need for the development is demonstrated;
d. there are no alternative non-greenfield sites; and
e. the sports field can be replaced by providing an equivalent or improved
replacement facility or by upgrading an existing facility.
Ruskin College, Dunstan Road
14.2.114 This site is currently occupied by Ruskin College but it would like to relocate to
another site should one become available. If Ruskin College relocates, the site constraints and
location of this site would suit its remaining in institutional use, which could include a nursing
home, various types of medical or health-care provision, educational use (including student
accommodation), or a community use serving the local area.
14.2.115 As the site is close to the John Radcliffe Hospital, a use related to the hospital,
including the provision of staff accommodation for nurses and other key-workers, would be
particularly appropriate. A possible alternative would be use by Oxford Brookes University
and/or the University of Oxford, particularly for student accommodation. The City Council
would not be opposed to more than one use on the site provided it would not have a
detrimental impact on the character of the site.
14.2.116 The site is in the Old Headington Conservation Area. There are many protected
trees on the site, together with a listed building and wall. The scale of new buildings and the
materials used on the site should be appropriate to its location in a conservation area and plans
should ensure the retention of the trees and listed structures. Advantage should be taken of
opportunities to enhance the setting of the listed building.
14.2.117 The roads serving the site are not suitable for large amounts of additional traffic and
there is little space suitable for car parking. For these reasons, uses that would generate a
significant amount of traffic are not considered suitable.
NOVEMBER 2005
POLICY DS.71 - RUSKIN COLLEGE, DUNSTAN ROAD – INSTITUTIONAL USE

Planning permission will be granted at the Ruskin College site, Dunstan Road for any
of the following uses:
a. residential institutions;
b. residential use;
c. medical or health care provision;
d. nurses accommodation and key-worker accommodation;
e. educational use;
f. student accommodation (subject to Policy HS.14); and
g. community use.
Development of this site will be subject to the retention of the trees, protection of the
setting of the listed building and structures, and appropriate measures to limit traffic
to and from the site.
Ruskin College, Walton Street
14.2.118 Ruskin College’s other current site is in Walton Street. Should Ruskin College
relocate, the site is allocated for use by the University of Oxford as it is close to the central
academic core and the University needs additional floorspace and student accommodation.
Part of the site could also accommodate additional primary care facilities.
14.2.119 The existing main building is of local interest and should be retained in any
development proposal for the site.
POLICY DS.72 - RUSKIN COLLEGE SITE, WALTON STREET – UNIVERSITY OF

OXFORD USE
Planning permission will be granted at the Ruskin College site, Walton Street, for the
development of primarily University of Oxford teaching/research/university
administration uses, student accommodation, and primary care facilities.
Scrap Yard, Jackdaw Lane, Iffley
14.2.120 This site is adjacent to the Green Belt, a Site of Local Importance for Nature
Conservation (SLINC), and public open space. The land between the site and these adjoining
areas must be considered very carefully in the layout and design of the development. The
Shire Lake Ditch could be improved and become a feature of the development. This site is
currently used as a scrap yard which is serviced by large lorries. If vacated, it could be
redeveloped and proposals should provide for appropriate remedial measures to
decontaminate the land.
POLICY DS.73 - SCRAP YARD, JACKDAW LANE - MIXED-USE DEVELOPMENT

Planning permission will be granted at the scrap yard at Jackdaw Lane site for mixed-
use development that may include any of the following uses:
a. residential; and
b. purpose-built student accommodation for the University of Oxford or Oxford
NOVEMBER 2005
Brookes University.
This site is low-lying land, so development proposals will be subject to appropriate
NE.10).
Slade Hospital Site, Horspath Driftway, Wood Farm
14.2.121 The Oxfordshire Learning Disability Trust owns the Slade Hospital, which also
houses the Trust's headquarters. A two storey training facility has recently opened, and further
development may occur during the Plan period.
POLICY DS.74 - SLADE HOSPITAL SITE, HORSPATH DRIFTWAY - HOSPITAL USE

Planning permission will be granted at the Slade Hospital site for the development of
further limited health related development by the Oxfordshire Learning Disabilities
Trust.
Speedwell School Site, Littlemore
14.2.122 Development Guidelines for the Speedwell School site in Littlemore were adopted by
the City Council in February 2002.
POLICY DS.75 - SPEEDWELL SCHOOL SITE, LITTLEMORE - MIXED-USE

DEVELOPMENT
Planning permission will be granted at Speedwell School site for residential
a. institutional uses; and
b. art/craft workshops, provided they generate low levels of traffic.
The development will be subject to the retention and re-use of the main school
building.
Telephone Exchange, Speedwell Street,
14.2.123 The site is presently occupied by a telephone exchange, within the City centre and
the St. Aldates Regeneration Zone (see Policy DS.78) Redevelopment will make better use of
this site.
POLICY DS.76 - TELEPHONE EXCHANGE, SPEEDWELL STREET SITE - MIXED-USE

DEVELOPMENT
Planning permission will be granted at the Telephone Exchange, Speedwell Street site
for one or more of the following uses:
a. residential;
b. employment;
NOVEMBER 2005
c. student accommodation; and

d. art-related uses.
Land to the West of St. Aldate's and South of Queen Street, Oxford City Centre
14.2.124 The site is a block of land and buildings to the west of St. Aldate's and south of
Queen Street and has a complex pattern of land uses and ownerships. The site fronts onto
Queen Street, St. Aldate's and Pembroke Street. This land offers an opportunity to create a
range of small shops and improve pedestrian links through the site. There is scope for more
efficient use of this land. The post office use should be retained and properly integrated in any
redevelopment proposal. Detailed guidance will be published as a Supplementary Planning
Document.
POLICY DS.77 - LAND TO THE WEST OF ST. ALDATE'S AND SOUTH OF QUEEN
STREET - MIXED-USE DEVELOPMENT
Planning permission will be granted at land to the west of St. Aldate's and south of
Queen Street for retail development (Class A1) and food and drink (Class A3-5),
subject to Policies RC.3 and RC.5, principally on the ground floor, and any of the
following complementary uses, principally on the upper floors:
a. residential; and
b. offices (Class A2 and B1a), subject to Policy EC.1.
Proposals must have regard to the impact on any listed buildings and the Central
Conservation Area, and other existing frontages that must be retained.
St. Aldate's Regeneration Zone, Oxford City Centre
14.2.125 The properties on the west side of St. Aldate's facing Christ Church College would
benefit from improvements to their fabric and the mix of uses. The land uses in the area
comprise a mix of commercial, institutional, educational and residential uses. It is considered
that the designation of this area of St. Aldate's as a regeneration zone would serve to
encourage better use of the existing buildings, and support appropriate conversions and
changes of use to improve the mix of uses. The street frontage in particular could benefit from
additional uses to add activity and interest. This area of St. Aldate's lies in the heart of the
Central Conservation Area and includes several listed buildings. Therefore any new
development and changes of use in this sensitive location should preserve or enhance the
character of the area. The existing residential uses will generally be retained and no net loss of
residential accommodation will be allowed.
14.2.126 The City Council will seek environmental improvements to this area in line with the
Public Realm Strategy. A key element will be to create and improve pedestrian links to the City
centre, Westgate and Oxpens, with improvements to signage.
POLICY DS.78 - ST. ALDATE'S – REGENERATION ZONE

Planning permission will be granted within the St. Aldate's regeneration zone for new
developments, changes of use and environmental improvements that make better use
of land and buildings and enhance the area, and may include any of the following
uses:
a. changes of use to Class A1 (shop) and Class A3-5 (food and drink) uses on
NOVEMBER 2005
the ground floor frontage to St. Aldate's;

b. changes of use of the upper floors to student accommodation, residential use
and offices, subject to Policy EC.1 and no net loss of residential
accommodation; and
c. other uses that regenerate and improve the area, which will also be
considered on their merits and for the benefits they bring in these terms to
the area. New developments and conversions should be sympathetically
designed to a high standard and seek to preserve or enhance the Central
Conservation Area and listed buildings.
St. Aldate's Police Station and land to the rear, Oxford City Centre
14.2.127 This site currently includes the St. Aldate's Police Station and the Benefits Office to
its rear. If these uses relocate, this site would have potential for mixed-use redevelopment to
improve the mix of uses and add interest and vitality to the area. The existing building should
either be re-used or redeveloped.
POLICY DS.79 - ST. ALDATE'S POLICE STATION AND LAND TO THE REAR – MIXED
USE DEVELOPMENT
Subject to the relocation of the Police Station and/or Benefits Office, planning
permission will be granted for employment uses and any of these complementary
uses:
a. residential;
b. student accommodation; and
c. art related uses.
St. Augustine’s School site, Iffley Turn, Iffley
14.2.128 Planning permission has been granted for a residential development, including
affordable housing.
POLICY DS.80 - ST. AUGUSTINE’S SCHOOL SITE, IFFLEY TURN - RESIDENTIAL USE
Planning permission will be granted at St. Augustine’s School site for residential
development.
Suffolk House, Banbury Road, Summertown
14.2.129 This site is currently underused and the mix of uses could be improved. The
redevelopment of the site will offer an opportunity to make more efficient use of the land and
cater for a wide range of needs. Development Guidelines for the Suffolk House site in
Summertown were adopted by the City Council in October 2001.
POLICY DS.81 - SUFFOLK HOUSE, BANBURY ROAD, SUMMERTOWN - MIXED-USE

DEVELOPMENT
Planning permission will be granted at Suffolk House for a mixed-use redevelopment
a. retail (Class A1), ground floor divided into 4-6 units;
NOVEMBER 2005
b. residential; and
c. office use (Class A2 and B1a), subject to Policy EC.1, on upper floors.
A maximum of 1 car parking space per residential unit will be acceptable; parking for
other uses will be restricted to operational purposes.
site.
Part of St. Clement’s Car Park, St. Clements
14.2.130 St. Clement’s car park is close to the central academic core of the University of
Oxford and would therefore be suitable for student accommodation. The car park would need
to be retained underneath the student accommodation or satisfactorily replaced elsewhere.
POLICY DS.82 - PART OF ST. CLEMENT’S CAR PARK - UNIVERSITY OF OXFORD USE
Planning permission will be granted on part of St. Clement’s car park for the
development of purpose-built student accommodation. The development of this site
will be subject to the provision of satisfactory replacement car parking.
Part of the site is low-lying land so development proposals must be subject to
NE.9 and NE.10).
St. Cross College Annex, Holywell Mill Lane, Oxford City Centre
14.2.131 This site consists of a mixture of disused hard and grass tennis courts, abandoned
allotments and an orchard. The site adjoins St. Cross College and the Holywell Cemetery,
which is a Site of Local Importance for Nature Conservation (SLINC). The site is close to the
central academic core of the University of Oxford, so it is suitable for student accommodation.
Development proposals for the site should, however, be accompanied by an ecological
assessment and involve retention of any features of interest identified, including a wildlife
corridor linking Holywell Cemetery to Holywell Mill Stream.
14.2.132 Due to the demand for growth of the University of Oxford and the need for purpose-
needs.
14.2.133 Development will have regard to the setting of St Catherine’s College, the
Conservation Area and nearby registered gardens of St Catherine’s College and Magdalen
College.
POLICY DS.83 - ST. CROSS COLLEGE ANNEX, HOLYWELL MILL LANE - UNIVERSITY
OF OXFORD USE
Planning permission will not be granted at land adjacent to St. Cross College Annex
for uses other than purpose-built student accommodation for use by the University of
Oxford.
NOVEMBER 2005
Development of this site will be subject to the retention of features of ecological

interest and appropriate replacement sports facilities being provided elsewhere.
Temple Cowley School Site, Temple Road, Temple Cowley
14.2.134 Development Guidelines for the Temple Cowley School site were adopted by the
City Council in February 2002.
POLICY DS.84 - TEMPLE COWLEY SCHOOL SITE, TEMPLE ROAD - MIXED-USE

DEVELOPMENT
Planning permission will be granted at Temple Cowley School site for residential
b. small-scale leisure;
c. student accommodation; and
d. B1 employment use (small local workshops) that would not unacceptably
conflict with the above uses.
Development of this site will be subject to the retention and reuse of the main school
building that fronts onto Temple Road.
The Trap Grounds, North Oxford
14.2.135 The site is between the railway line and the Trap Grounds reedbed. The site is
allocated for a 100% affordable housing development. This will provide homes for people in
housing need and provide an access road to the new St. Philip and St. James School and
adjoining residential properties. Access via Aristotle Lane is constrained by the narrow listed
bridge, which has poor visibility. This access will be closed once the road to the north is built.
There will be a large buffer between the reedbed and the development and a wildlife corridor
will be retained. The site lies in an area of low-lying land so the City Council will need to be
satisfied that the development will have the appropriate standard of flood defence and that
appropriate measures will prevent the development increasing the risk of flooding elsewhere.
POLICY DS.85 - THE TRAP GROUNDS - RESIDENTIAL USE

Planning permission will be granted at the Trap Grounds for the development of 100%
affordable housing.
Development proposals for this site must include:
a. measures that will adequately mitigate likely adverse impacts on the adjoining
Site of Local Importance for Nature Conservation and make provision for its
appropriate future management; and
b. appropriate flood protection and sustainable drainage measures, (see Policies
NE.8, NE.9 and NE.10).
NOVEMBER 2005
Warneford Hospital Site, Headington
14.2.136 At the Warneford Hospital approximately 70% of the floor area is substandard and in
poor physical condition. The buildings are in need of major refurbishment or redevelopment to
comply with modern NHS standards. The Mental Healthcare NHS Trust wishes to provide a
new, modern hospital on the site. However, demolition of the current hospital buildings would
not be appropriate because some of them are listed and development opportunities are also
constrained by the need to protect the landscaped grounds in front of the main hospital
building, the trees on the site, and the amenities of adjoining residential properties.
14.2.137 Adjacent to the hospital are some playing fields that are currently only in limited use.
There is a need to provide modern healthcare facilities and it is also desirable to protect as
much as possible of the adjoining Warneford Meadow for informal recreation and nature
conservation. The City Council therefore considers that an exception should be made to its
normal policy of protecting playing fields and would therefore be prepared to grant planning
permission for development on the playing fields adjacent to the hospital for this purpose,
subject to their relocation or the improvement of facilities elsewhere in Oxford.
14.2.138 Once the Warneford Hospital has relocated onto the adjoining playing fields, the
current hospital buildings (apart from the 3,000 square metres used for medical research) will
be available for an alternative use. Because Oxford Brookes University is nearby and must find
suitable sites to satisfy its forecasted need for additional floorspace and student
accommodation, the City Council considers that use by the University would make an
appropriate use of the vacated buildings and other available land on the site. Due to the
demand for growth of the University and the need for purpose-built student accommodation for
its students, it is considered that any other form of residential development would undermine
the need to strike a balance between different land uses and needs. To assist in the
preparation of proposals for the whole of the site, a Supplementary Planning Document will be
prepared.
POLICY DS.86 - WARNEFORD HOSPITAL SITE, HEADINGTON - HOSPITAL USE &

Planning permission will be granted at the Warneford Hospital site for development
a. new health care facilities; and
b. Oxford Brookes University teaching/administration use and purpose-built
student accommodation.
Permission would also be granted for small-scale University of Oxford teaching,

research and ancillary administrative accommodation that would not prejudice the
provision of the above permitted uses and that would be related to on-site healthcare
facilities.
Development proposals should make provision for public transport access within the
NOVEMBER 2005
site.
Development of the playing fields, which should be limited to replacement mental
healthcare facilities, will be subject to appropriate replacement of the facilities
elsewhere.
Warneford Meadow Site, Headington
14.2.139 This site is close to the Headington Hospital sites and Oxford Brookes University
and is considered suitable for development for staff accommodation for nurses and other key
workers associated with the health service; medical research and health care facilities
associated with the Oxford Radcliffe Hospitals, Nuffield Orthopaedic Centre or Oxfordshire
Mental Healthcare NHS Trusts. Alternatively the site would be appropriate for use by Oxford
Brookes University or purpose-built student accommodation.
14.2.140 However, the site is in a sensitive environment close to the Boundary Brook valley,
has existing rights of way around the edge and also has some interest for nature conservation,
particularly invertebrates. For this reason the City Council considers that development should
cover no more than half the total area of the field and should retain substantial corridors for
informal open space and nature conservation along Boundary Brook and the boundary with
Southfield Golf Course. Sub-surface flow to groundwater fed springs should also be
maintained and surface water should be allowed to percolate into the ground without loss of
quality to maintain the flow of unpolluted groundwater to the wetland habitats along Boundary
Brook. Development proposals should also protect the amenities of adjoining residential
properties and retain existing trees on the site, including those at the rear of the properties
fronting Hill Top Road and the hedge/orchard separating the site from the sports pitches to the
north.
14.2.141 The main access should be from Roosevelt Drive, using the existing access to the
Guideposts Trust Teaching Nursing Home. A new footpath/cycle track should also be provided
along the southern and eastern boundary of the development. The possibility of a bus link from
the site to Bartlemas Close should be investigated and provision should be made for public
transport access within the development site.
14.2.142 Due to the need for staff accommodation for nurses and other key workers
associated with the health service and purpose-built student accommodation for Oxford
Brookes University’s students, it is considered that any other form of residential development
would undermine the need to strike a balance between different land uses and needs. In
addition, the site would not be appropriate for medical research that would not require proximity
to the hospitals in the immediate area.
POLICY DS.87 - WARNEFORD MEADOW SITE, HEADINGTON - HOSPITAL USE &

Planning permission will be granted at Warneford Meadow for the development of the
following uses:
a. staff accommodation for nurses and other key workers associated with the
health service;
b. medical research appropriate to this location; and
c. health care facilities associated with the Oxford Radcliffe Hospitals, Nuffield
NOVEMBER 2005
Orthopaedic Centre or Oxfordshire Mental Healthcare NHS Trusts:

d. Oxford Brookes University education/academic use; and
e. Oxford Brookes University purpose-built student accommodation.
Development of this site will be subject to the retention and enhancement of:
f. substantial wildlife corridors along Boundary Brook and the boundary with
Southfield Golf Course; and
g. the belt of trees/hedges on the western and northern boundaries.
Development proposals for the site should make provision for improvements to public
transport access within the site.
Westgate Shopping Centre, Oxford City Centre
14.2.143 The redevelopment of the Westgate Centre represents the only major opportunity to
increase retail floorspace in the City centre. Redevelopment would bring significant
regeneration, environmental and transport benefits. The existing Westgate Centre comprises
36 units. An outline application was submitted in 2000, but later withdrawn. The City Council
will use the criteria in the policy below along with all other relevant policies in the Plan and other
material considerations to judge any future development proposals. The conclusions of
Oxford’s Retail Needs Study, published in February 2004, will be particularly relevant.
14.2.144 The development will need to provide a high-quality bus stopping facility with good
waiting facilities and safe, convenient pedestrian access into the shopping malls. The overall
development proposal should accommodate the proposed Oxford Guided Transit Express
(GTE) and good pedestrian links.
14.2.145 Redevelopment of this site is also important in the context of the other development
sites in the area and will act as a catalyst for regenerating the West End of the City centre. The
City Council will seek good pedestrian circulation and links between Oxpens (where Oxford
Station may be relocated), the Oxford & Cherwell Valley College, Abbey Place and the Castle
site.
POLICY DS.88 - WESTGATE SHOPPING CENTRE - MIXED-USE DEVELOPMENT
Planning permission will be granted at the land south of Westgate extending
southwards to Thames Street primarily for a retail (Class A1) development that
includes all of the following complementary uses:
a. residential;
b. limited employment use (Classes A2 and B1a); and
c. food and drink (Class A3-5).
The redevelopment of the Westgate Shopping Centre must include a high quality bus
stopping facility providing good passenger waiting facilities, and safe and convenient
pedestrian access into the shopping mall. The current level of public off-street
parking provision should be retained on-site.
Alternative mixes of development of the types specified will be considered if it can be
site.
Windmill School Site, Headington
NOVEMBER 2005
14.2.146 Development Guidelines for the Windmill School site in Headington were adopted by
the City Council in February 2002.
POLICY DS.89 - WINDMILL SCHOOL SITE, HEADINGTON - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Windmill School site for residential
a. institutional uses; and
b. B1 employment use that would not unacceptably conflict with the above
uses.
The main school building must be retained and re-used.
Wolvercote Paper Mill, Wolvercote
14.2.147 The site is in Wolvercote on the north western edge of Oxford. The site adjoins
areas of ecological value and the layout and the design should carefully consider this interface.
This site offers an opportunity to enhance the waterside environment and create a footpath and
wildlife habitats. Development Guidelines will be prepared for this site for a mixed-use
development.
POLICY DS.90 - WOLVERCOTE PAPER MILL, WOLVERCOTE - MIXED-USE

DEVELOPMENT
Planning permission will be granted at the Wolvercote Paper Mill site for a mix of
residential and employment generating uses. The development should protect and
enhance the waterside environment, and the ecological interest of the adjoining land.

NE.10).
Worcester Street Car Park, Oxford City Centre
14.2.148 The Worcester Street car park site is at the end of George Street and between Park
End Street and Hythe Bridge Street. It offers an opportunity to redevelop a key City centre site
into an active mixed-use development which may include a museum, shops, commercial
leisure (complementary to Oxpens), restaurants, visitor moorings, and student accommodation
and flats on the upper floors. Any proposed development should create a lively entertainment
quarter with facilities for people of a wide range of ages that will bring vitality to the area during
the day and evening.
14.2.149 The site is a former canal basin that may make underground development difficult,
so ground conditions will require careful investigations. There is also a need to do an
archaeological evaluation, as there are known remains around the area occupied by the former
canal basin. To re-open part of this site as an active canal basin might need the bridge formed
by Hythe Bridge Street to be raised to allow boat access into the basin. The feasibility of all
aspects of the canal basin’s development requires further technical investigation and an
assessment of its impact on the mixture of land uses, height and density of development near
by. The overall design must respect and relate well to the surrounding area.
NOVEMBER 2005
14.2.150 It is important to improve and create good pedestrian links through the site and to
adjoining areas, especially along existing or newly created waterways. The access and service
arrangements for the site will require careful consideration to avoid conflict with the City centre
bus priority route. The existing public car parking spaces should either be incorporated in the
redevelopment of this site or will need to be relocated to another central area location, possibly
as part of the Oxpens redevelopment. How and when the car parking is to be replaced will
need to be agreed with Oxford City Council. A Supplementary Planning Document will be
prepared for this site, especially to help determine a robust mix of land uses.
POLICY DS.91 - WORCESTER STREET CAR PARK - MIXED-USE DEVELOPMENT

Planning permission will be granted at the Worcester Street Car Park site for a mixed-
use development that may include a reasonable balance of any of the following uses:
b. food and drink (Class A3-5);
c. purpose-built student accommodation on the upper floors;
d. a canal basin/visitor moorings;
e. hotel;
f. limited commercial leisure of an appropriate scale/type which would not
undermine proposals for Oxpens;
g. arts/museum related uses;
h. tourist attractions; and
i. residential.
The redevelopment of this site will be subject to replacement of the public car parking
spaces by incorporating them into the redevelopment of this site or relocating them to
another City centre location.

NE.9 and NE.10).
NOVEMBER 2005
APPENDICES AND GLOSSARY
Page
1 Transport Assessment 201
2 Travel Plans 203
3 Car Parking Standards 207
4 Cycle Parking Standards 213
5 Historic Environment (Cross Reference List) 215
6 Sunlight and Daylight 217
7 Use Classes Order 219
8 Protected Employment Sites 221
9 Neighbourhood Shopping Centres 223
10 Development Sites (Cross-Reference List) 225
Glossary 235
NOVEMBER 2005
NOVEMBER 2005
Transport Assessment APPENDIX 1
1. Where Transport Assessment (TA) is required for a development proposal, it should be

submitted with the planning application.
2. The City Council may agree to the scope of TA being reduced if the development proposal
is in a suitable location and in line with planning policy.
2A. TA should address the desirable modal split and provide for a package of measures
designed to reduce the role of car travel to the site. If the potential modal split is difficult to
predict, TA will need to consider whether and how far it may vary.
2B. TA should be easy to understand by non-technical people.
Thresholds
2C. TA will generally be required if the development:

a) is likely to generate car traffic, particularly at peak time, in an already congested
area;
b) is likely to introduce new access or traffic (any mode) onto a trunk road or other
dual carriageway;
c) is likely to generate significant amounts of traffic in or near the City centre Air
Quality Management Area (AQMA), i.e. proposals in the Transport Central Area
(TCA);
d) is for new or expanded school facilities; and
e) would be refused on local traffic grounds but where proposed measures set out to
overcome any adverse impacts.
3. Proposals over 500m2 or which may generate 100 vehicle movements or 5 freight
movements per day will require at least basic TA. For residential development in Oxford,
this equates to developments of 20 dwellings or more. Applicants may find it useful to
complete the "Site Audit" document produced by Oxfordshire County Council (2002).
4. Proposals over the following thresholds will require detailed TA:
Food retail 1,000m2

Non-food retail 1,000m2
Leisure 1,000m2
Cinemas and conference facilities 1,000m2
Stadia 1,500 seats
B1 including offices 2,500m2
B2 industry 5,000m2
B8 distribution and warehousing 10,000m2
Hospitals 2,500m2
Higher and further education 2,500m2
Residential 40 dwellings
Freight movements 10 per day
NOVEMBER 2005
5. For mixed-use schemes, detailed TA will be required where the combined effect of the
uses proposed exceeds 10 freight or 200 vehicle movements a day, based on the general
assumption that 100 vehicle movements are generated by 500m2 commercial floorspace or 20
dwellings.
Contents
All TA must include a non-technical summary and must address:
a) location and layout including access points;

b) size, in terms of site area and floorspace per activity; and/or number of dwellings
and number of bedrooms per dwelling; and use of the site eg. staff, students,
patients, visitors;
c) proposed uses and activities; and
d) issues such as timing and type of access requirements.
Where full TAs are required, these must additionally address the following:
a) Potential travel characteristics: accessibility by all modes and predicted modal

split. TA should consider ease of access and catchment areas by travel-to-site
times for each mode.
b) Measures: influencing travel patterns and minimising the need for parking using
measures to improve access by walking, cycling or public transport in order to
minimise non-essential car travel. TA should consider appropriateness of location,
scale, density and uses of the site and development.
c) Impact appraisal and mitigation: maximising accessibility by sustainable transport
modes such as through minimising prominence of car parking, management of
access and parking, and organisational policies. TA should determine whether
the development is acceptable or not in terms of the transport impacts, and
propose measures to mitigate the impacts in terms of accessibility, integrating
modes of travel, reducing environmental impact and promoting safety.
NOVEMBER 2005
Travel Plans APPENDIX 2
1. If a Travel Plan (TP) is required for a development proposal, it should be submitted with
the planning application.
Thresholds
2. TPs must be submitted alongside planning applications if the development:
a) is likely to generate significant amounts of travel in or near the City centre Air
Quality Management Area (AQMA), i.e. proposals within the Transport Central
Area (TCA);
b) is for new or expanded school facilities; and
c) would be refused on local traffic grounds but where the TP sets out to overcome
any adverse impacts.
3. Proposals over the following thresholds will require a TP:
Food retail 1,000m2

Non-food retail 1,000m2
Leisure 1,000m2
Cinemas and conference facilities 1,000m2
Stadiums 1,500 seats
B1 including offices 2,500m2
B2 industry 5,000m2
B8 distribution and warehousing 10,000m2
Hospitals 2,500m2
Higher and further education 2,500m2
Travel Plans
4. TPs must recognise the potential for modal shift and therefore the early stages of the TP
are likely to focus on those car drivers "most able" or "most likely" to change their mode of
travel. This does not mean that other categories should be neglected. Greater effort in
terms of more measures will be needed in the longer term to address the needs of those
less likely to switch from driving.
For example, people living within 2km of a site may be able to walk, cycle or catch the
bus. Car drivers living between 2km and 8km from a site may reasonably be able to
change to cycling or the bus, and those living between 8km and 16km may be able to
use public transport. Car sharing is likely to be a realistic option for longer journeys or
journeys where alternative modes are not possible.
5. The reasons for car use, the distances travelled, and from where journeys start and finish
must be assessed. There are many ways that information could be assessed and
represented in the TP.
NOVEMBER 2005
For example, on a proposal to expand an existing site, surveys of current staff would be
useful. For a relocated organisation, current staff surveys could indicate travel habits at
the new site. An isochrome map can be useful in indicating distances from a site,
accessibility by various modes, or potential catchment areas.
6. Modal split targets are normally displayed as percentages. However, this does not
address the issue of rising staff numbers for example, and over time may in fact hide an
increase in the number of cars being brought to a site. Targets should be stated as actual
numbers as well as percentages.
Contents
7. There is no right or wrong way to present a useful and effective TP. However, the
following guidelines should be considered.
Background
8. Information about the organisation must be stated clearly, including:

a) staff details such as numbers (for example, full-time/part-time, staff on payroll/full-
time equivalents 1 ), times of travel (for example, Monday to Friday at 9am and 5pm
or shift pattern), where they travel from, and how they currently travel;
b) site assessment including current links (pedestrian/cycle/vehicular) into and within
the site, cycle facilities, accessibility by public transport, accessibility of nearby
shops and services, and car parking;
c) assessment of non-staff travel (for example, visitors, deliveries, fleet vehicles);
d) attitudes of staff towards travel to and from the site and towards their travel needs.
TP good practice example of accessibility:

Accessibility index - Newsquest (2002)
Objectives
9. The statement of objectives should identify the motivation behind the TP and clearly state
its purposes. (For example, reasons for a TP include reductions in car usage (especially
single occupancy journeys at peak times), and increased use of walking, cycling and
public transport). It may be relevant to address:
a) reducing traffic speeds, improved road safety and personal security (especially for
people on foot or cycle); and
b) more environmentally friendly delivery and freight movements, including home
delivery services.
1Some staff may be part-time or job-share, so the number of posts in an organisation and the number of staff it
employs may differ. Full-time equivalents (FTEs) are the number of equivalent full-time posts in an organisation.
NOVEMBER 2005
TP good practice example of an objective:

"To maximise opportunities for staff and students to travel to the University and to
undertake University business using transport modes other than the private car" - Oxford
Brookes University (1999)
Measures
10. The TP must identify what needs to be done to achieve its objectives and what measures
need to be implemented.
TP good practice examples of measures:

"include green travel teaching in curriculum" - Headington Junior School (2002)
"covered cycle parking and shower and changing facilities within each building" - Oxford
Science Park (2001)
Targets
11. Targets must be specific, measurable, realistic and split into identifiable time frames based
on the short term, medium term and long term and preferably dated by month and year.
TP good practice examples of targets:

Medium term: introduce tele/home working: 2-3 years (information is provided about who
is responsible, cost bracket, funding source and monitoring criteria) - Oxford Radcliffe
Hospital Trust (2001)
Monitoring and Review
12. The effects of TPs must be monitored and they must state clearly how monitoring will take
place (for example by stating what will be monitored by whom and when). Baseline data
must therefore be provided (for example, as part of the background information). The
outcome of monitoring may suggest that a review of the measures and/or targets is
necessary. (For example, it is not necessarily a bad thing to discover through monitoring
that a measure is no longer feasible, but new measures will then need to be set in order to
meet the objectives of the TP.)
TP good practice examples of monitoring and review:

Oxford Radcliffe Hospital Trust TP (2001)
Enforcement
13. The TP must set out arrangements for appropriate enforcement action in case agreed
targets are not met.
NOVEMBER 2005
NOVEMBER 2005
Car-parking Standards APPENDIX 3
1A. The application of these standards will still be subject to the merits of each proposal.
The following issues will be taken into account:
a) proximity of local shops, services, and public transport;
b) availability of parking on adjacent streets;
c) implications for on-street parking pressure, access and road safety.
1B. Car-free development will be considered favourably anywhere in Oxford provided that
there are excellent alternatives to the car, that shops and services are provided near by, and
that the car-free status of the development can realistically be enforced by planning condition,
planning obligation, on-street parking controls or other means.
1C. In developments that are car-free or of low parking provision, parking for disabled people,
visitors and service or delivery vehicles must be considered and may be required by the City
Council. Parking for powered two-wheelers may also be considered acceptable.
RESIDENTIAL DEVELOPMENT
Residential Dwellings
2. The difficulties of fitting parking and garaging into tightly knit areas such as Jericho, St.
Clement's and South Oxford are well known. A lack of proposed parking provision should
not necessarily prevent a development that is desirable on other grounds. This is
particularly relevant to small-scale subdivision of existing dwellings or infill developments.
Proposals for larger developments with a new access road will need to incorporate some
off-plot general parking provision to allow shared use by visitors. The City Council will seek
an annual average of no more than 1.5 spaces per dwelling in such larger developments.
3. The City Council has adopted standards that reflect the location and scale of development,
with a threefold classification:
a) Transport Central Area (TCA)

A maximum of one off-street space per dwelling as there are excellent alternatives
to the car.
b) Outside the TCA: small-scale development

For small-scale developments involving domestic extensions, subdivision of a
dwelling house into self-contained flats, and infill development where no new
access road is created, the development will be expected to reflect the traditional
layout of the properties surrounding it. For example, in the tighter built-up areas
where densities are high and traditionally no on-plot parking is provided, then
proposals may not need to include any on-plot parking. Where densities are lower
and on-plot parking is common, the maximum provision considered will be:
• 1 bedroom dwelling: 1 space;
• 2/3 bedroom dwelling: 2 spaces;
• 4+ bedroom dwelling: 3 spaces.
NOVEMBER 2005
c) Outside the TCA: larger developments

For larger developments, i.e. those involving the creation of a new access road
where there is therefore more scope to design in on-street parking, a maximum of
one on-plot space per dwelling will be acceptable. A maximum of two on-plot
spaces may be acceptable, particularly for properties of three bedrooms or more.
Development proposals should provide parking on the following maximum basis:
• dwellings up to 2 bedrooms: 1.5 spaces;
• dwellings of 3 or more bedrooms: 2.5 spaces.
Some of this provision should be off-plot so that it is able to be shared and made
available for visitors.
COMMERCIAL DEVELOPMENT
4. The availability of parking may encourage the continued growth in car usage and should be
minimised. However, unless there are readily available alternative means of travel to and
from a development and/or an effective means of controlling parking on-street in the
locality, the demand for parking may exceed the space available leading to unacceptable
parking pressure on surrounding streets. Such on-street parking may obstruct movement
along the carriageway and footways, and create other forms of nuisance to local residents
and/or businesses, such as preventing them from parking in streets next to their premises.
5. These standards for commercial development correspond broadly to the guidance in the
Oxfordshire Local Transport Plan (2001-2006), and acknowledge rights of permitted
development and changes of use particularly from B2 and B8 uses to B1 business use.
6. References to staff should be taken to mean the peak number of staff expected to be on-
site at any one time, whether part-time or full-time and in whatever capacity, for example
administrative, research, professional or ancillary staff.
7. Except where specified, all areas quoted refer to gross floor space measured externally,
i.e. where expansion, consolidation or reconfiguration of a site is proposed, these
standards are applicable to the site as a whole rather than the proposal in isolation. If
alternative standards are stated, the standard requiring the lower level of provision will be
applied.
8. Parking for people with disabilities will be expected to be specifically provided for on all
sites. The City Council will seek 5% of parking provided to be designated for disabled
people.
9. Unless stated otherwise, in the Transport District Areas (TDAs) the standards will be
reduced to 25%. In the Transport Central Area (TCA) no general parking provision will be
acceptable although some limited provision to meet operational requirements may be
permitted.
NOVEMBER 2005
Non-self-contained residential development
Retirement 1 space per 2 units. This standard is also

homes/ Plus, 1 space per 2 staff. relevant to developments in
sheltered the TDAs.
housing
Nursing homes 1 space per 3 units.
Purpose-built Parking for students with Parking demand may be
student disabilities only may be provided generated by students and,
accommodation at a guide rate of 1.5% of for example, by conferences
bedspaces. Provision will be or other vacation uses.
decided on the merits of each Arrangements will be
application. required to control parking
on the site and in
1 space maximum per resident surrounding streets and
staff if the development will proposals must meet any
become their normal address. other transport
requirements.
Hotels/guest 1 space per 2 bedrooms. Some provision may be
houses 1 space per 2 resident staff. permitted in the TCA and
TDAs. The amount will be
decided on the merits of
each application.
Motels 1 space per bedroom.
Retail Development
10. For A3-5 uses, a standard of 1:35m2 may be applied to accommodate the parking
requirements of a permitted change of use to A1 or A2, unless applicants are willing to accept a
condition restricting their permitted development rights in this respect.
Food retail (A1 shops) 1 space per 50 m2 up to 1,000m2; 1 space per

14m2 thereafter.
Non-food retail: A1 (shops) and A2 1 space per 50 m2.
(financial and professional services)
Pubs/ restaurants/ cafes (A3-5 1 space per 20 m2 public floor space.
food and drink) Plus, 1 space for resident staff.
Take-aways/launderettes/off- 2 spaces.
licences
Business and Industry
11. These standards are designed to accommodate the permitted change of use to B1
business space.
NOVEMBER 2005
Offices (B1a) 1 space per 35 m2 or 1 space per 2 staff.

Research and development, 1 space per 35m2 up to 235m2; 1 space per
laboratories and light industry 60m2 thereafter; or 1 space per 2 staff.
(B1b,c)
General industry (B2)/storage and 1 space per 35m2 up to 235m2; 1 space per 300
distribution (B8) m2 thereafter.
Education
12. It is recognised that there will be some demand for space to drop off and pick up
school-children by car, particularly at Key Stages 1 and 2 (ages 5 - 11). It will be expected that
proposals for new or expanded schools address this issue with appropriate space and/or
control and management for cars at peak times. This could be provided in part as dual-use
space on-site, for example for visitor parking, but not for dedicated parking for full-time staff,
which would conflict with the space needed for dropping off or collecting children. The
dropping off and picking up of children by car should, however, be minimised. This matter
should be addressed in the transport assessments and travel plans that accompany
applications for new or expanded schools.
Non-residential schools 1 space per 60 m2 or 1 Visitor parking levels

space per 2 staff. will be decided on the
merits of each
application
Non-residential higher and 1 space per 60 m2 or 1 Student and visitor
further education space per 2 staff. parking levels will be
establishments decided on the merits
of each application.
Assembly and Leisure Facilities
13. In some circumstances these standards may need to be combined and peak times will
need to be taken into account. These standards do not apply to facilities serving institutions
such as the Universities or schools, where they are not generally available for public use. In
these cases, the car parking requirements for shared facilities will be considered separately in
discussion with the institution concerned.
Conference centres 1 space per 5 seats or 1 space per 10 m2 of

seating/assembly floor space.
Plus 1 space per 2 staff.
Theatres/cinemas 1 space per 4 seats up to 300 seats; 1 space per 10
seats thereafter.
Sports halls/swimming 1 space per 35 m2
pools Plus 1 space per 2 staff.
Stadia 1 space per 5 seats up to 1500 seats; 1 space per 15
seats thereafter.
Plus coach parking, managed so that it will not be used
NOVEMBER 2005
for car parking.

Places of worship/public 1 space per 5 seats or 1 space per 10 m2 of
halls/community centres seating/assembly floor space.
Other Categories
Hospitals (C2) Patient and visitors: 1 "patient and visitor" space per
bed or per 200m2.
Plus non-resident staff: 1 space per 4 non-resident staff
or per 110m2
Plus resident staff: 1 space per 2 resident staff.
Medical clinics/dental 2 spaces per treatment room or 1 space per 100 m2
practices/health centres Plus 1 space per 2 staff.
Libraries 1 space per 100 m2
Nurseries/crèche 1 space per 100 m2 or 2 staff.
facilities 1
Houses in multiple 1 space per 2 habitable rooms
occupation
Mixed-use Development
14. In mixed-use developments these standards may be combined where peak levels of
use do not coincide. While operational parking only will be allowed in the TCA, in the case of
major retail and leisure developments additional parking provision may be acceptable if it
serves the City centre as a whole. In proposals involving residential uses, particularly in the
TCA, it may be appropriate to assume a reduced level of car dependency. However, the need
for visitor parking must be addressed.
Powered-two wheelers
15. Parking for powered two-wheelers at non-residential developments will be sought on

the following basis:
Office space (including ancillary 1 space per 400 m2 up to 2,000 m2

offices) 1 space per 1,000 m2 thereafter.
Other 1 space per 1,000 m2
1 See paragraph 12 with reference to drop off/pick up facilities.
NOVEMBER 2005
NOVEMBER 2005
Cycle-parking Standards APPENDIX 4
1. The application of these standards will be subject to the merits of each proposal. Except
where specified, all areas quoted refer to gross floor space measured externally i.e. where
proposals are submitted to extend, consolidate or reconfigure an existing site, these
standards may be applied to the site as a whole rather than just the additional floor space,
in order to ensure adequate provision on the site.
2. Cycle-parking provision should be made on-site. If there is a shortfall of on-site parking

provision, a contribution may be sought towards off-site cycle parking or associated
facilities based on the standards below. In the Transport Central Area (TCA), it may be
possible to relax the cycle-parking standards due to the high level of public transport
available.
3. These standards acknowledge rights of permitted development and changes of use,

particularly from B2 and B8 uses to B1 business use. The standards will be applied to
ensure that there would be adequate provision if permitted development were carried out,
unless applicants are willing to accept a condition restricting their permitted development rights
in this respect.
4. References to "staff" should be taken to mean the peak number of staff expected to be on-
site at any one time, whether part-time or full-time and in whatever capacity, for example
administrative, research, professional or ancillary staff.
5. The standards below are intended as MINIMUM standards for new development and,
where appropriate, changes of use. One space means that one bicycle can be secured. A
Sheffield-style stand in a suitable position can therefore provide two cycle-parking spaces.
Type of Development Standard
Residential dwellings 1 2 spaces per residential unit.

Student accommodation 1 space per 2 resident students.
Plus 1 space per resident staff.
Hotels/Guest houses 1 space per 5 non-resident staff (or other people).
Plus 1 space per resident staff.
Shops (A1) other than non-food retail 1 space per 113 m2.
warehouses (see below), financial and
professional services (A2)
Businesses (B1) 1 space per 90 m2 or 1 space per 5 staff (or other
people).
In the TDAs, provision should be increased to 1:55
m2 and in the TCA to 1:35 m2 plus visitor parking
provision.
Food and drink (A3-5) 1 space per 40m2 public floor space.
Plus 1 space per 5 staff (or other people).
1 This requirement will be applied flexibly taking account of the type of accommodation (for example, houses in
multiple occupation, flats, or sheltered accommodation) and, if a change of use or extension for example, the
feasibility of providing secure cycle parking within the dwelling curtilage.
NOVEMBER 2005
Non-food retail warehouses including 1 space per 400 m2

garden centres (A1)
General industry (B2)/ As B1 up to 235 m2; 1 space per 500 m2 thereafter;
warehousing/distribution (B8)/ traders' or 1 space per 5 staff (or other people)
merchants (A1)
Places of assembly including cinemas, 1 space per 10 seats up to 1,000 seats; 1 space
theatre, stadiums and concert halls per 100 seats thereafter.
Places of worship/community 1 space per 20m2of seating/assembly floor space.
centres/public halls
Libraries 1 space per 200m2.
Medical clinics/dentists 1 space per treatment room.
Plus 1 space per 5 staff (or other people)
Hospitals 1 space per 5 staff (or other people).
Public sports facilities 1 space per 5 staff (or other people) plus additional
provision to be determined on its merits with the
following guideline; 1 space per 105 m2. In the
TDAs, additional provision should be increased to
1:55 m2 and in the TCA to 1:35 m2.
Primary/junior schools 1 space per 15 pupils.

Secondary/senior schools 1 space per 5 pupils.
Non-residential higher/further education 1 space per 2 students (based on anticipated peak
number of students on-site at any one time).
Other developments To be treated on their individual merits, guided by
the general principle of 1 space per 5 people.
Shower provision
6. The City Council will seek the provision of shower, changing and locker facilities in
commercial developments on the following basis:
Office (B1) 1 shower per 500 m2 up to 1,000 m2.

1 shower per 4,000 m2 thereafter.
Warehousing (B8) and 1 shower per 5,000 m2 up to 10,000 m2.
Retail warehouses (A1) 1 shower per 8,000 m2 thereafter.
Other 1 shower per 2,500 m2 up to 10,000m2.
1 shower per 4,000 m2 thereafter.
NOVEMBER 2005
Historic Environment (Cross-Reference List) APPENDIX 5
This appendix is a current list of 11 scheduled monuments, 16 conservation areas, 15 historic

parks and gardens, 10 view cones and 2 historic cemeteries that are found in Oxford. Full
details of each designation and policies relating to them are given in Section 5.0, The Historic
Environment or Section 11.0, Sport, Outdoor Recreation and Community Facilities. All
designations are also indicated on the Proposals Map.
SCHEDULED MONUMENTS (SUB-SECTION 5.2)

Monument 26 City Wall – 7 sections
Monument 79 Osney Abbey – remains
Monument 80 Rewley Abbey
Monument 35542 Godstow Abbey
Monument 143 Ring Ditches and Enclosures at Port Meadow
Monument 173 Bridge West of Godstow Abbey
Monument 175 Swing Bridge
Monument 236 Seacourt Deserted Village
Monument 12003 Extended Scheduling of Port Meadow
Monument 21701 Oxford Castle and Earlier Settlement Remains
Monument 21757 Section of the Grandpont Causeway
CONSERVATION AREAS (SUB-SECTION 5.5)

Bartlemas
Beauchamp Lane
Binsey
Central City and University
Headington Hill
Headington Quarry
Iffley
Littlemore
Marston Village
North Oxford Victorian Suburb, incorporating Rawlinson Road
Old Headington
Osney Town
St Clements and Iffley Road
Temple Cowley
Walton Manor
Wolvercote and Godstow
NOVEMBER 2005
HISTORIC PARKS & GARDENS (POLICY HE.8)

Christ Church
Corpus Christi
High Wall, Headington
Magdalen College
Merton College
New College
Oxford Botanic Garden
Park Town
St Catherine’s College
St John’s College
St Sepulchre’s Cemetery
Trinity College
University Parks
Wadham College
Worcester College
VIEW CONES (POLICY HE.10)

Ten view points to be protected:
Port Meadow
Elsfield
Crescent Road
Rose Hill
Boars Hill
Raleigh Park
South Park
Oxford Brookes University’s Morrell Hall site at Cuckoo Lane
Jack Straws Lane north
The A34 interchange at Hinksey Hill
HISTORIC CEMETERIES (POLICY SR.5)

Osney Cemetery, Mill Street
St Sepulchres, Walton Street
NOVEMBER 2005
Sunlight & Daylight APPENDIX 6
1. The City Council will seek to ensure that new and existing dwellings enjoy adequate
daylight and sunlight. This guidance is mainly concerned with the effect of proposed
extensions to the rear and sides of houses. However the criteria could apply to front
extensions, depending on the particular circumstances.
2. Many factors are significant in assessing whether new dwellings will enjoy adequate
sunlight and daylight, both internally and externally, and the same factors must be taken
into account when assessing the impact of new development on existing dwellings.
3. Reflected light and the amount of sky visible affect daylighting within a room or garden.
Applicants must consider the function of the room or that part of the garden, and also
whether other windows serve the affected room. Existing features including boundary
walls, trees, proposed buildings and any change in ground level between sites are all
relevant factors which also needs to be taken into account.
4. Applicants must also consider the impact on outlook - it is important not to create
conditions which are oppressive or claustrophobic for existing occupiers. However, these
factors must always be weighed carefully – a gain in privacy may more than compensate
for a reduction in sunlight. The general aim should be for an extension to have as little
impact as possible on adjoining properties. While development proposals will be
considered in the light of these factors, as a guideline to assess their impact on daylight,
sunlight and outlook, the City Council will use the 45° code of practice set out below.
5. Please see the diagrams on the next page for an illustration of the following code of
practice. In normal circumstances, no development should intrude over a line drawn at an
angle of 45° in the horizontal plane from the midpoint of the nearest window 1 of a habitable
room 2 and rising at an angle of 25° in the vertical plane from the cill. If a main window to a
habitable room in the side elevation of a dwelling is affected, development will not normally
be allowed to intrude over a line drawn at an angle of 45° in the vertical plane from the cill.
Examples of implementation of the 45° code of practice are shown on the following page.
1 For the purpose of these guidelines, patio doors and glazed French doors will also be treated
as windows.
2 For the purpose of these guidelines, a habitable room includes a kitchen as well as living
rooms, dining rooms, studies, bedrooms and/or playrooms.
NOVEMBER 2005
Sunlight and Daylight – The 45° Rule
Example 1
The single storey extension shown below is acceptable if the projection is limited as shown in plan (A). It would
not be acceptable if the projection intrudes beyond the 45º line as shown in plan (B).
(A)
45º 45º
90º
Acceptable
(B)
Plane tilted at 25º from horizontal 45º 45º
90º
Not acceptable
Example 2
The extension shown on the plan below intrudes over the 45º line. However, if the extension is below the 25º
line, as shown in elevation (C), it is acceptable. If the extension intrudes over the 25º line, as shown in
elevation (D), it is not acceptable.
45º 45º
90º (C)
Plane at 25º from horizontal Acceptable
(D)
Plane at 25º from horizontal Not acceptable
Use Classes (Amendment) Order 2005 and Use Classes Order 1987
APPENDIX 7
Class Description Examples
A1 Shops Shops, retail warehouses, hairdressers,

undertakers/funeral directors, travel and ticket agencies,
post offices, dry cleaners, pet shops, sandwich bars,
showrooms, domestic hire shops.
A2 Financial and Banks, building societies, estate and employment

professional services agencies, professional and financial services, betting
offices.
A3 Food and drink Restaurants, snack bars, and cafes
A4 Drinking establishments Pubs and bars.
A5 Hot food take-aways Take-aways
B1(a) Business Offices (those which do not fall within A2 use).
B1(b) Research and development, studios, laboratories, high

tech.
B1(c) Light industry.
B2 General industrial General industrial.
B8 Storage and distribution Wholesale warehouse and distribution centres.
C1 Hotels Hotels, boarding houses and guest houses.
C2 Residential institutions Residential schools, colleges, training centres, hospitals

and nursing homes.
C3 Dwelling houses Dwellings, small businesses at home, communal housing

of elderly and disabled people.
D1 Non-residential Places of worship, church halls, clinics, health centres,

institutions crèches, day nurseries, consulting rooms, museums, public
halls, libraries, art galleries, exhibition halls, non-residential
education and training centres.
D2 Assembly and leisure Cinemas, music and concert halls, dance halls, sports
halls, swimming baths, skating rinks, gymnasiums, other
indoor and outdoor sports and leisure uses, bingo halls,
casinos.
Sui Is a term that refers to a Any use not falling within one of the specified classes in the
Generis use in its own right Use Classes Order described above, such as shops selling
and/or displaying motor vehicles, retail, warehouse, clubs
launderettes, taxi or vehicle hire businesses, amusement
centres, petrol filling stations, hostels, theatres, nightclubs.
NOVEMBER 2005
Protected Key Employment Sites APPENDIX 8
Site Location Principal Use

* 1. Quarry Motoring Centre, Green Road B2/Sui Generis
2. Warehouses off Kiln Lane, Shelley Close B8
3. Blanchfords Builders’ yard, Windmill Road Sui Generis
* 4. Enterprise Centre, Standingford House Cave Street B1
5. Builders’ yard Travis Perkins, Chapel Street Sui Generis
6. Telephone Exchange and Offices St. Lukes Road / Between Sui Generis / B1
Towns Road
* 7. Printing Works, Crescent Road B2/B1
* 8. JH Cox Ltd Builders Yard, 108 Temple Road Sui Generis
9. Blackwells Publishing, Marston Street B1/B8
* 10. Green Street Bindery, 9 Green Street B1
* 11. Magdalen Road & Newtec Place B1
12. Dairy depot, Old Abingdon Road Sui Generis
13. Car tyre and exhaust depot, 302 Abingdon Road Sui Generis
* 14. Storage building, 91-99 Botley Road B8
15. Builders yard, Lamarsh Road Sui Generis
16. University Press, Walton Street B1/B2
* 17. Garage repair workshop, 2A off Hayfield Road B2
* 18. Summertown Pavilion 16-24 Middle Way B1
19. Oxford Psychologists, Elsfield Way B1
20. Telephone repeater station, Woodstock Road Sui Generis
21. BMW, Garsington Road B2
22. County Trading Estate, Watlington Road B1/B2/B8
23. Harrow Road Industrial Estate, Watlington Road B1/B2/B8
NOVEMBER 2005
Site Location Principal Use

25. Fenchurch Court, Bobby Fryer Close B1/B2/B8
26. Chiltern Business Centre, Garsington Road B1/B2/B8
27. Nuffield Industrial estate, Sandy Lane West B1/B2/B8
28. Jordan Hill Business Park, Banbury Road B1
29. Blackwells, Hythe Bridge Street B1
30. Site at corner of Hayfield Road and Aristotle Lane B1
31. Osney Mead Industrial Estate B1/B2/B8
* 32. Builders’ yard, Southmoor Road Sui Generis
33. King Charles House, Park End Street B1/B2
* 34. Tyre and exhaust centre, 72 London Road Sui Generis
35. Horspath Industrial Estate, Peterley Rd / Pony Road B1/ B2/ B8
36. Drennan International Bacordo Court, 79, 83 Temple Road B1 / B8
37. The Tyre Depot, Marsh Road Sui Generis
38. Powell’s timber yard, 474 Cowley Road Sui Generis
39. Macmillans, Between Towns Road B1
Note: The sites that are highlighted with an asterisk are identified as squares on the
Proposals Map because of their relatively small size. The remaining sites, being larger, are
identified with a boundary line.
NOVEMBER 2005
Neighbourhood Shopping Centres APPENDIX 9
Neighbourhood shopping centres comprise a group or cluster of Class A uses in close

proximity. Policy RC.8 seeks to ensure that at least 50% of all units in Neighbourhood
shopping centres are retained for Class A1 retail use. The following is a list of current
Neighbourhood shopping centres:
1. Kendall Crescent, Cutteslowe

2. North Parade Avenue, Walton Manor
3. Westlands Drive, Northway
4. Cherwell Drive, Marston
5. Old Marston Road, New Marston
6. Underhill Circus, Barton
7. Roundway and London Road, Risinghurst
8. Girdlestone Road, New Headington
9. Atkyns Road, Wood Farm
10. Cinnaminta Road, The Slade
11. Wilkins Road
12. Iffley Road
13. Oxford Road, Temple Cowley
14. Rose Hill
15. Barns Road, Blackbird Leys
16. Cowley Road, Littlemore
17. Balfour Road, Blackbird Leys
18. Blackbird Leys Road, Blackbird Leys
19. Abingdon Road, Grandpont
20. Abingdon Road, New Hinksey
21. Botley Road, New Botley
27. Belsyre Court, Woodstock Road
28. St. Nicholas Road, Littlemore
29. Hollow Way
NOVEMBER 2005
NOVEMBER 2005
Development Sites (Cross-Reference List) APPENDIX 10
This appendix is a guide to the sites where an element of the various uses listed below would
be appropriate. Full details of each site are given in Section 14.0, Development Sites.
RESIDENTIAL (SECTIONS 6.0 & 7.0)
Including affordable housing
Abbey Place car park, Oxford City centre

Albion Place car park, Oxford City centre
Arthur Street off Mill Street, New Osney
Barton Village School site (formerly Bernwood School), North Way, Barton
Between Towns Road, Cowley
Blackbird Leys Road, Regeneration Zone
BMW Garage site, Banbury Road, Summertown
Canalside land, Jericho
Oxford & Cherwell Valley College, Oxpens Road, Oxford City centre
Cowley Centre: Templars Square shopping centre and Crowell Road multi-storey car park,
Between Towns Road
Cowley Marsh Depot site, Marsh Road, Cowley
Cowley Road Bus Depot, Cowley
Cutteslowe Court, Wyatt Road, Cutteslowe
Diamond Place, Ferry Pool car park, Summertown
Donnington School site, Cornwallis Road, Cowley
Elsfield Way, Cutteslowe
Lamarsh Road
Leafield Road, Temple Cowley
Leiden Road, Wood Farm
Lucy's Factory site, Walton Well Road, Jericho
Mabel Pritchard School site, St Nicholas Road, Littlemore
Milham Ford School site, Marston
Northfield House, Sandy Lane West
Northfield School site, Kestral Crescent, Blackbird Leys
OAC Factory site, Woodstock Road, Summertown
Osney Mill and adjacent works, Mill Street, Osney
Oxford Station, Botley Road and Becket Street car park
Oxpens Road site, Oxford City centre
Railway Lane, Littlemore
Ruskin College, Dunstan Road, Headington
St. Aldate’s – Regeneration Zone – Oxford City centre
St. Aldate’s Police Station and land to the rear
Speedwell School site, Littlemore
Land to the west of St. Aldates and south of Queen Street, Oxford City centre
St. Augustine’s School site, Iffley Turn, Iffley
NOVEMBER 2005
Suffolk House, Banbury Road, Summertown

Telephone Exchange, Speedwell Street, Oxford City centre
Temple Cowley School site, Temple Road, Temple Cowley
Trap Grounds, North Oxford
Westgate Shopping Centre, Oxford City centre
Windmill School site, Headington
Worcester Street Car Park, Oxford City Centre
see Education
Accommodation for Nursing Staff

see Health and Hospitals
ECONOMY (SECTION 8.0) Use Class

(see App. 6 for details)
Abbey Place car park, Oxford City centre Employment uses
Albion Place car park, Oxford City centre B1(a), B1(b) & possibly
other employment
uses
Arthur Street off Mill Street, New Osney B1 and/or live/work
units
Between Towns Road, Cowley B1
Blackbird Leys Road, Regeneration Zone Employment uses
BMW Garage site, Banbury Road, Summertown B1
Oxford & Cherwell Valley College, Oxpens Road, Oxford City Employment uses
centre
Cooper Callas site, Paradise Street, Oxford City centre B1 and/or live/work
units
Cowley Centre: Templars Square shopping centre and Crowell B1(a)
Road multi-storey car park, Between Towns Road
Cowley Marsh Depot site, Marsh Road, Cowley B1(b), B1(c) and/or
live/work units
Cowley Road Bus Depot, Cowley B1(b), B1(c)
Diamond Place, Ferry Pool car park, Summertown B1(a)
Donnington School site, Cornwallis Road, Cowley B1
Hythe Bridge Street, Oxford City centre B1(a)
Lamarsh Road, off Botley Road, Osney B1(b), B1(c)
Littlemore Park, Armstrong Road, Littlemore B1(b)
Lucy's Factory site, Walton Well Road, Jericho
Milham Ford School site, Marston B1
Nielsens, London Road, Headington B1(a) & possibly other
employment uses
OAC Factory site, Woodstock Road, Summertown B1, B2
Osney Mill and adjacent works, Mill Street, Osney B1(b), B1(c), live/work
units
NOVEMBER 2005
Oxford Business Park, Cowley B1, B2, B8

Land at rear of Oxford Retail Park, Garsington Road B1(b), B1(c)
Oxford Science Park, Littlemore B1(b), B1(c)
Oxford Science Park, land adjacent to Minchery Farm, Littlemore B1(b)
Oxpens Road site, Oxford City centre B1(a), B1(b)
Oxford Station, Botley Road and Becket Street car park B1(a), B1(b) & possibly
other employment
uses
Rewley Road, Oxford City centre B1(a), B1(b)
Rivermead Rehabilitation Centre, Abingdon Road B1(b), B1(c)
Rover Sports Club Field, Roman Way B2, B1
Land to the west of St. Aldates and south of Queen Street, Oxford B1(a)
City centre
St. Aldate’s – Regeneration Zone – Oxford City centre B1
St. Aldate’s Police Station and land to the rear Employment uses
Suffolk House, Banbury Road, Summertown B1(a)
Telephone Exchange, Speedwell Street, Oxford City centre Employment uses
Temple Cowley School site, Temple Road, Temple Cowley B1
Westgate Shopping Centre, Oxford City centre B1(a)
Windmill School site, Headington B1
Wolvercote Paper Mill, Wolvercote Employment uses
HEALTH AND HOSPITALS (SECTION 9.0)
Hospital/Healthcare Use
Churchill Hospital site, Headington
John Radcliffe Hospital site, Headington
Institute of Heath Sciences site, Old Road, Headington
Littlemore Mental Health Centre, Littlemore – field at rear
Park Hospital site , Headington
Slade Hospital, Horspath Driftway, Woodfarm
Warneford Hospital, Headington
Warneford Meadow site, Headington
NOVEMBER 2005
Nurses' accommodation and other accommodation associated with the health service
Churchill Hospital site, Headington
John Radcliffe Hospital site, Headington
Littlemore Mental Health Centre, Littlemore – field at rear
Primary Healthcare facilities

Acland Hospital site, Banbury Road
Between Towns Road, Cowley
Cowley Centre: Templars Square Shopping centre and Crowell Road multi-storey car park,
Between Towns Road
Dunnock Way site, Blackbird Leys
Lamarsh Road, off Botley Road, Osney
Ruskin College site, Walton Street, Oxford City centre
NOVEMBER 2005
EDUCATION (SECTION 10.0)
Bertie Place recreation ground, Cold Harbour

OAC Factory site, Woodstock Road, Summertown
Childcare Facilities
Between Towns Road,
Cowley Centre: Templars Square Shopping Centre and Crowell Road Car Park, Between
Towns Road
Diamond Place, Ferry Pool Car Park, Summertown
Milham Ford School, Marston
Donnington School site, Cornwallis Road, Cowley
Osney Warehouse, City Centre
Rewley Road, City Centre
St. Aldate’s – Regeneration Zone – Oxford City centre
Temple Cowley School site, Temple Road, Temple Cowley
Worcester Street Car Park, City Centre
Student Accommodation - Oxford Brookes University

British Telecommunication (BT) site, Hollow Way
Former Government Buildings site, Marston Road
Park Hospital site, Headington
Warneford Hospital site, Headington
NOVEMBER 2005
Student Accommodation – University of Oxford

Land at North End Yard, Cripley Road, Osney
Herbert Close, off Barracks Lane, Cowley
Hythe Bridge Street, Oxford City centre
Jowett Walk, Oxford City centre
Paradise Street Workshops, Oxford City centre
Pusey House site, St. Giles, Oxford City centre
Radcliffe Infirmary site, Woodstock Road
Ruskin College Site, Dunstan Road, Headington
Part of St. Clement’s car park, St. Clements
St. Cross College Annex, Holywell Mill Lane, Oxford City centre
Teaching and Administrative Facilities – Oxford Brookes University

Former Government Buildings site, Marston Road
Park Hospital Site, Headington
Warneford Hospital site, Headington
Teaching and Administrative Facilities – University of Oxford

Pusey House site, St. Giles, Oxford City centre
Radcliffe Infirmary site, Woodstock Road
Rewley Road, City Centre
Warneford Hospital Site, Headington
NOVEMBER 2005
SPORT, OUTDOOR RECREATION AND COMMUNITY FACILITIES

(SECTION 11.0)
Sports facilities
Part of Bayswater School site, Bayswater Road, Barton
Donnington Bridge Road, Riversports Centre
Horspath site, land south of Oxford Road
Community facilities
Blackbird Leys Road, regeneration zone
Canalside Land, Jericho
Cowley Marsh Depot
Diamond Place, Ferry Pool car park
Donnington School site, Cornwallis Road
Dunnock Way site, Blackbird Leys
OAC Factory site, Woodstock Road
NOVEMBER 2005
RETAIL AND COMMERCIAL LEISURE (SECTION 12.0)
Retail
Abbey Place car park, Oxford City centre A1, A3-5
Between Towns Road, Cowley A1, A2
Blackbird Leys Road, Regeneration Zone A1, A2, A3-5
BMW Garage site, Banbury Road, Summertown A1
Castle site, New Road, Oxford City centre A1, A3-5
Oxford & Cherwell Valley College, Oxpens Road, Oxford City centre A1, A3-5
Cooper Callas site, Paradise Street, Oxford City centre A1, A3-5
Cowley Centre: Templars Square shopping centre and Crowell A1, A3-5
Road multi-storey car park, Between Towns Road
Diamond Place, Ferry Pool car park, Summertown A1
Hythe Bridge Street, Oxford City centre A1, A3-5
OAC Factory site, Woodstock Road A1
Odeon Cinema, George Street, Oxford City centre A1, A3-5
Oxford Station, Botley Road and Becket Street car park A1
Oxpens Road site, Oxford City centre A3-5
Land to the west of St. Aldates and south of Queen Street A1, A2, A3-5
St. Aldate’s – Regeneration Zone – Oxford City centre A1, A3-5
Suffolk House, Banbury Road, Summertown A1, A2
Westgate Shopping Centre, Oxford City centre A1, A2, A3-5
Worcester Street car park, Oxford City centre A1, A3-5
Public Houses
Cowley Centre: Templars Square shopping centre and Crowell Road multi-storey car park,
Between Towns Road
Commercial Leisure
Cowley Centre: Templars Square Shopping centre and Crowell Road multi-storey car park,
Between Towns Road
Hythe Bridge Street, Oxford City Centre
Odeon Cinema, George Street, Oxford City Centre
Oxpens Road Site, Oxford City Centre
Worcester Street car park, Oxford City Centre
NOVEMBER 2005
TOURISM & THE ARTS (SECTION 13.0)
Arts
Oxford & Cherwell Valley College, Oxpens Road, Oxford City
centre
Cowley Road Bingo Hall, Magdalen Road, Cowley
Odeon Cinema, George Street, Oxford City centre
Speedwell School site, Littlemore
Worcester Street car park, Oxford City centre
Hotels
Albion Place car park, Oxford City centre
Castle site, New Road, Oxford City centre
Tourist Attractions
Castle site, New Road, Oxford City centre
Odeon Cinema, George Street, Oxford City centre
NOVEMBER 2005
NOVEMBER 2005
GLOSSARY
The information in this glossary is an informal, non-technical explanation of some terms and
phrases used in the Plan. The glossary should not be used to interpret the policies of this Plan.
Where necessary, formal definitions are given elsewhere in the text and the appropriate
references are provided.
Adaptable dwellings Dwellings constructed to a standard that allows simple conversion

for occupation by people with disabilities (See sub-section 7.7).
Affordable housing Dwellings at a rent or price that can be afforded by people who are
in housing need and would otherwise be accommodated by the
City Council (Full definition in Section 7.0, Housing Policies.).
Allocation Land identified in the Local Plan (with or without planning

permission) for a particular land use.
Amenity area Outdoor space(s) that contribute to making a place, area or view
pleasant to be in or look at.
Ancillary use A minor additional use that supports or complements the main use
of a building or area of land.
AIS Arboricultural Impact Statement: a type of tree survey that

considers how a proposed development and its associated trees
will co-exist and interact now and in future. An AIS should start with
a detailed survey of trees standing on or adjacent to a development
site, identifying the location, size, condition and amenity value of
each existing tree. It should identify the impacts on existing trees
that might arise through all stages of the proposed development.
Opportunities to mitigate harmful impacts, including tree protection
measures, special engineering specifications, new planting etc.,
should be identified. Alternatives, including alternative site layouts,
should be considered and compared with the development
proposed (see Section 4.0, Natural Environment).
AQMA Air Quality Management Area: an area with specific air quality
improvement targets designated under Part IV of the Environment
Act 1995.
Art-related uses Refers to artists’ studios, workshops, galleries, rehearsal areas and
exhibition facilities used in connection with the arts.
Article 4 Direction An area where the City Council has formally removed the permitted
Area development rights of development and therefore planning
permission is required for specific types of changes (e.g. changes
to windows and doors).
Bed space Sleeping accommodation for one person.
NOVEMBER 2005
Biodiversity Covers the full variety of life on earth: all species of plants and
animals and the habitats in which they live.
Brownfield land Previously developed land.
Buildings of Local Buildings or structures that are not statutorily listed but are
Interest nonetheless of special local, historical or architectural interest.
City centre The area (as defined by Policy CP.3 and the Proposals Map) which
provides a broad range of facilities and services and fulfils a
function as a focus for both the community and public transport.
Change of use A significant change in the way a building or land is used.
Coalescence Merging of the built-up area of villages or towns.
Commercial leisure Large-scale leisure facilities provided for commercial benefit, such
as cinemas and ten pin bowling alleys.
Commitments Proposals for development that are the subject of a current full or
outline planning permission, or unimplemented allocations in the
Local Plan.
Common land Common land is legally registered as such. The laws for common
land are similar to those for any other piece of private land, except
that certain people possess commoners' rights. "Commoners" are
usually residents of specified nearby properties or areas. Some
common land may provide for public access or rights of way.
Comparison goods Non-food goods where a reasonable choice is available such as

clothes, furniture, books and jewellery (see Section 12.0, Retail &
Commercial Leisure).
Complementary land A secondary land use on a site that is both auxiliary and
use appropriate to the primary use. The complementary use should
combine with the primary use to add vitality to a site, but is less
important than the primary use. A complementary land use should
generally not cover more than 25% of the gross floor area of the
proposed development.
Completions New development that has been constructed or a change of use

that has taken place.
CPO Compulsory Purchase Order: an order allowing land and rights

over land to be compulsorily acquired in the public interest.
NOVEMBER 2005
Conservation Area An area of special architectural or historic interest being worthy of

being preserved or enhanced as a whole and designated by the
City Council. Conservation areas are protected under Sections 69
of the Planning (Listed Buildings and Conservation Areas) Act 1990
and additional planning controls are imposed (see Section 5.0,
Historic Environment).
Conservation Area Consent for the total or substantial demolition of an unlisted

Consent building or structure in a conservation area.
Contaminated land Where substances in or on the ground would harm people or the
surrounding environment through pollution if the land was
developed without appropriate work taking place to resolve the
situation.
Convenience goods Goods for use in the very short term such as newspapers, food and
drink (see Section 12.0, Retail & Commercial Leisure).
Culverting Taking a watercourse or drain under the ground or putting it into a

straightened hard-surfaced channel.
Curtilage The external space associated with a building. Curtilage usually

refers to a residential garden or yard including outbuildings and is
often defined by a boundary wall, fence or hedge or the highway
edge.
Developer Contributions made by a developer to remedy the impact of a

contributions development, either by paying money for work to be carried out or
by directly providing facilities or works either on or off-site.
Development Includes new buildings, excavations, and alterations, extensions,

and changes of use to buildings or land. It also includes
advertisement signs.
Development Documents produced by, or on behalf of, the City Council to guide
guidelines development on certain sites.
District Centres Oxford's main suburban areas of Cowley Road, Cowley Centre,
Headington and Summertown, (as defined by Policy CP.3 and the
Proposals Map), which play a supporting role to the City centre.
These areas provide a broad range of facilities and services and
fulfil a function as a focus for both the community and public
transport.
Diversification Introducing a variety of uses or activities.
Dual-use Two permitted separate uses of a particular building or area of land

such as purpose-built student accommodation and summer visitor
accommodation.
NOVEMBER 2005
Durable goods Long-lasting goods not normally purchased on a daily basis such
as televisions, washing machines (see Section 12.0, Retail &
Commercial Leisure).
Dwelling A self-contained unit of residential accommodation (houses, flats,

maisonettes studios etc. but not HMO’s bedsits or communal
homes).
Edge-of-centre This refers to a site which is just outside the boundary of the City
centre (see Policy CP.3). For the purposes of Policy RC.1, edge-
of-centre means within easy walking distance of a primary retail
frontage.
Existing commercial Premises that have planning permission or existing use rights for
premises employment generating uses such as Class B1, B2 or B8 activities
as defined by the Use Classes Order 1987.
Fascia The frontage of a shop including the board that displays the name
of the shop.
Flood plain The generally flat lying area close to a watercourse where water
flows in times of flood (see Section 4.0, Natural Environment).
Flood Risk An assessment of the risk of flooding to the development being

Assessment proposed and its possible effects on flood risks elsewhere in terms
of its effects on flood flows, flood storage capacity and run-off (see
Section 4.0, Natural Environment).
Flora and fauna The plants and animals particular to an area.
GPDO General Permitted Development Order: a list produced by

Government which identifies types of development that can take
place without needing planning permission.
Grain The pattern of building plots and streets in an urban area.
Grampian Condition A planning condition attached to a planning permission that

requires an action or works to be undertaken, usually on land
beyond the boundaries of the application site, before the approved
development can start.
Green backcloth The view of hills surrounding Oxford that form its setting.
Green Belt An area of undeveloped land, usually encircling a city, where the
planning policy is to keep it open in order to prevent urban sprawl
(see Section 4.0, Natural Environment).
Greenfield Land that has not already been developed.
NOVEMBER 2005
Gross floorspace The total floor area of a building - existing and proposed, including
circulation space, storage and toilets. Normally measured from the
outside of the exterior walls.
GTE Guided Transit Express: see Section 3.0, Transport.
HAMATS Headington and Marston Area Transport Strategy: see Section

3.0, Transport.
Hard landscaping Hard surfacing such as concrete or paving blocks, and other
integral features designed into an area made out of solid materials
including seating, walls and sculpture.
Historic Parks and Parks and gardens of special historic interest that are identified by
Gardens English Heritage on the Register of Parks and Gardens (see
Section 5.0, Historic Environment).
HITS Health Integrated Transport Strategy: see Section 9.0, Health

and Hospitals.
HMO House(s) in Multiple Occupation: A building containing rooms

occupied as separate units of accommodation by individual
households that share a kitchen or bathroom facilities. Large-scale
accommodation designed for, and occupied by, employees of an
organisation owning or controlling the property or by students on a
similar basis is not included in the definition of HMO for the
purpose of applying Policy HS.15 (see Section 7.0 Housing
Policies).
Home Zone A street or group of streets that is designed to prioritise its social
and environmental functions over its highway function. Home Zone
design should incorporate some shared-priority road surface, and
should also include design features, that aim to restrict motor
vehicle speeds to around 10 miles per hour.
Housing Association A non-profit making organisation that provides housing. Generally

they provide accommodation for people in housing need who are
unable to afford to buy or rent housing on the open market.
HRIA Health and Radiation Impact Analysis: An assessment of the risk

to public health from the amount of radiation generated by
telecommunication equipment.
Infill development Development filling in an existing gap in an otherwise built-up

frontage. Infill development normally involves a single plot with an
existing road frontage.
Infrastructure Structures and services that provide for the essential needs of
development such as public transport, schools, open spaces, roads
and sewers.
NOVEMBER 2005
Key worker Someone employed in a frontline role delivering an essential public

service where there are serious recruitment and retention
problems; and in a group recommended for inclusion by Regional
Housing Boards.
Key worker housing Dwellings where occupancy is officially limited to a household with
at least one person is recognised as a key worker by a key worker
housing agreement between the employer and the City Council
(see Section 7.0, Housing Policies).
Life cycle costs The life-long environmental costs of a development or building, in

terms of materials, source and transport, construction methods and
running costs (i.e. heating/cooling and power).
Live/work units Dwellings that include a work area for the occupant(s). Maintaining
a balance between the living and working areas is important and
may be secured by a planning obligation.
Listed Building A building or structure of special architectural or historic interest

that is included on a statutory list compiled by the Department of
Culture, Media and Sport with advice from English Heritage (see
Listed Building Consent to alter, extend, or demolish a listed building and certain
Consent buildings and structures within its curtilage where these works
affect its special character.
LDF Local Development Framework: is made up of documents called

Local Development Documents (LDDs) that together will provide
the framework for delivering the spatial strategy for the local area.
The LDF will replace the Local Plan in the future.
LDS Local Development Scheme: Under the new legislation, local

planning authorities must outline every Local Development
Document that they intend to produce over the next three years, in
a Local Development Scheme. The Local Development Scheme
will set out a rolling three-year timetable for producing the Local
Development Documents. It will be reviewed annually.
LPI Local Plan Inquiry: a public inquiry held by an Inspector appointed
by Government to examine objections to the Local Plan as part of
the formal Local Plan process.
LTP Local Transport Plan: see Section 3.0, Transport.
Low-lying land Low-lying areas close to or within the flood plain which are already
extensively developed see Section 4.0 Natural Environment.
Major development Unless otherwise stated in the text or policies, major development
generally means 10 dwellings or more, or floorspace of 2,000m2 or
more.
NOVEMBER 2005
Material Something that should be taken into account when preparing the
consideration Local Plan or determining planning applications, but it must be a
genuine planning considerations, e.g. type of development, size,
layout, siting, design, access and landscaping.
Microwave radiation Electro magnetic radiation with a very short wavelength, similar to a
radio wave that is used for sending information.
Mixed-use Development comprising two or more uses as part of the same

development scheme (e.g. shops on the ground floor and residential flats
above).
Modernising This term applies to the redevelopment and regeneration of

employment sites existing employment sites to allow for developments which will
accommodate the up-to-date needs of employment generating
uses (e.g. Classes B1, B2, B8 and sui generis).
Neighbourhood Small groups of shops usually containing a newsagent, a general

shopping centres grocery store, a sub-post office and occasionally a pharmacy, a
hairdresser and other small shops that serve local day-to-day
needs.
Noise creep This refers to the cumulative effect of several proposals which each
increase the background noise level by a small (acceptable)
amount, but where the total impact of the proposals is
unacceptable, (i.e. the level of noise has crept up in stages).
Non-residential A building, or part of a building, which is not used for residential

building purposes.
NRIA Natural Resource Impact Analysis: An analysis of the use of

natural resources in a development project. This will include the
use of solar power, grey water recycling, the use of recycled
materials, and adequate provision for home recycling (see Section
2.0, Core Policies).
Operational Parking The minimum parking provision necessary to allow the basic
operation of a business to function such as essential servicing and
delivery requirements. Provision for people with disabilities is
permitted. Parking for staff commuting to work is not accepted as
operational.
OTS Oxford Transport Strategy: see Section 3.0, Transport.
Out-of-centre A location that is clearly separate from the City centre and the four
District centres, but is not necessarily outside the urban area.
NOVEMBER 2005
Out-of-town A further type of out-of-centre development is generally land not

within the current built-up urban area and on a greenfield
(previously undeveloped) site. This will usually mean sites on the
Oxford City’s administrative boundary. Further consideration will
need to be given to transport considerations.
Periphery The outskirts of Oxford City's administrative boundary.
Permitted Specific types of development set by Government that can take

development place without needing planning permission (also see GPDO).
Planning conditions A requirement attached to a planning permission. A condition may

control how the development is carried out, or the way it is used in
the future. It may require further information to be provided to the
City Council before or during construction.
Planning Obligations Requirements of a developer to contribute money towards, or

provide facilities, infrastructure or other measures to make a
development feasible. The obligation to make this provision is
legally binding and secured by a legal agreement under Section
106 (S106) of the Town and Country Planning Act 1990.
PPG Planning Policy Guidance: a series of documents produced by

Central Government covering a range of specific planning issues to
be considered when preparing the Local Plan and in determining
planning applications.
Previously developed Land which is or was occupied by a permanent structure (excluding

land agricultural or forestry buildings). The definition covers the curtilage
of the development.
Primary Use A land use that represents the main or dominant use of a site (also
see Complementary Use). The primary use should generally cover
at least 75% of the gross floor area of the proposed development.
Priority habitat The Biodiversity Steering Group, set up by the Government, has
identified a number of priority habitats that fulfil at least one of the
following criteria: they are rare, at risk, experiencing a high rate of
decline or important habitats for priority species. Several of these
habitats are found in Oxford, including lowland hay meadows,
reedbeds, fen, wet woodland and ancient/species rich hedgerows.
Priority species The Biodiversity Steering Group, set up by the Government, has
drawn up a list of priority species. Species that fall within this
category are globally threatened or are rapidly declining in the UK,
i.e. by more than 50% in the last 25 years.
Proposals Map A map of Oxford forming part of this Local Plan and illustrating
particular areas of land which refer to some of the Local Plan
policies.
NOVEMBER 2005
Public art venues These include buildings that are used for the performance and
enjoyment of the arts, such as theatres, exhibition halls and
auditoria.
Public open space Areas to which the public have access for informal recreation
activities such as walking, sitting, games and observing wildlife.
Examples include parks, common land, nature parks, public
squares, historic cemeteries and children's play areas (see Section
11.0, Sport, Outdoor Recreation & Community Facilities).
Public realm An area of public activity and interest.
Redevelopment Development involving the demolition or alteration of existing

buildings or structures.
RSS Regional Spatial Strategy: A document that sets out the vision
and policies for the South East Region to 2026, and also provides
the context for the production of the City Council’s Local
Development Framework. Also known as the ‘South East Plan’.
Renewable energy Energy that occurs naturally and repeatedly in the environment, for
example from the sun, the wind and the fall of water. Some other
technologies are commonly grouped with these sources, such as
energy from waste and the clean technology of fuel cells (see
Section 2.0, Core Policies).
RIG Regionally Important Geological and Geomorphological Site: a

site containing important geological or geomorphological features
in the regional context (see Section 4.0, Natural Environment).
RSL Registered Social Landlord: An organisation, usually a Housing

Association, registered by the Housing Corporation to provide
affordable housing (see Section 7.0, Housing Policies).
RPG Regional Planning Guidance: a document produced by the

Government covering a range of planning issues in a particular
region, which should be considered when preparing the Local Plan
and determining planning applications.
S106 Agreement Also see Planning Obligation. A legal document binding

developers and the City and/or County Councils into carrying out
specific works or payments of money that are necessary to allow
the development to go ahead. Legal agreements are made in
conjunction with a planning permission.
SAC Special Areas of Conservation: consist of areas that are vitally

important for nature conservation and have been identified as
containing the best examples of habitats and species under the
European Habitats Directive 1992 (see Section 4.0, Natural
Environment).
NOVEMBER 2005
Safeguarded land Land between the Green Belt and the edge of the built up area
where there is no need for development in the current Plan period
and which will be kept open to retain a measure of flexibility for
future Plans (see Section 4.0, Natural Environment).
Scope (a) range of/opportunities of something, or (b) to achieve an

understanding of or to look into something.
Sequential approach A systematic approach ranking sites in an order starting with the
most appropriate location for development followed by increasingly
unsuitable options e.g. whether brownfield or greenfield land; City
centre or out-of-centre (see Section 2.0, Core Policies).
Setting The surrounding area that contributes to the particular character of

a building, place or view.
Scheduled Ancient Any building, structure or work above or below the ground or its
Monument remains that are included on the Schedule of Monuments held by
the Department of Culture, Media and Sport. To be included, the
monument must be of national importance. Scheduled ancient
monuments are usually unoccupied buildings or structures (see
Site planning Issues that developers must take into account, such as parking
considerations space, amenity space (gardens or balconies), problems of
overlooking, sunlight and daylight, access arrangements, boundary
treatments, and the protection of important trees.
SLINC Site of Local Importance for Nature Conservation: a site

containing important habitats, plants and animals in the context of
Oxford (see Section 4.0, Natural Environment).
Soft landscaping Areas of plants, shrubs and other vegetation.
SEP South East Plan: See Regional Spatial Strategy.
Specialist goods Goods with a particular individual interest or quality that

distinguishes them from other items.
Species of The Biodiversity Steering Group, set up by the Government, has

Conservation identified species of conservation concern. These are species that
Concern qualify under at least one of the following categories: threatened,
endemic and other globally threatened species; species where the
UK has more than 25% of the world population; species where
numbers have declined by more than 25% in the last 25 years;
species found in fewer than 15 ten km squares in the UK; or
species listed in the EU Birds or Habitats Directives, the Bern,
Bonn or CITES Conventions, or under the Wildlife and Countryside
Act 1981.
SSSI Sites of Special Scientific Interest: areas identified by English

Nature as being of special interest for their ecological or geological
NOVEMBER 2005
features (see Section 4.0, Natural Environment).
SPD Supplementary Planning Documents: A type of Local

Development Document that supplements and elaborates on
policies and proposals in Development Plan Documents. Note:
SPD does not form part of the statutory Development Plan.
SCI Statement of Community Involvement: this document sets out

the local planning authority’s policy for involving communities in the
preparation and revision of local development documents and
considering planning applications.
Student Non-self-contained accommodation for students registered on full-

accommodation time courses at an educational institution based in Oxford.
Studio/workshop Comprise relatively small office or light industrial units (Class B1)
which are environmentally acceptable within residential areas or as
part of mixed-use developments.
Sui Generis In the context of this Plan, Sui Generis refers to a land use which
does not fall into one of the specified land use categories in the
Use Classes Order (see Appendix 7). Examples of Sui Generis
land uses may include shops selling and/or displaying motor
vehicles; retail warehouse, clubs; launderettes; taxi or vehicle hire
businesses; amusement centres; petrol filling stations; hostels;
theatres or nightclubs.
Sustainable Development that meets today's need without compromising the

development ability of future generations to meet their own needs.
Sustainable drainage Development normally reduces the amount of water that can
infiltrate into the ground and increases surface water run-off due to
the amount of hard surfacing used. Sustainable drainage systems
control surface water run-off by mimicking natural drainage
processes through the use of surface water storage areas, flow
limiting devices and the use of infiltration areas or soakaways.
Sustrans The sustainable transport charity responsible for developing the

National Cycle Network comprising 10,000 miles of traffic-free
routes and traffic-calmed and minor roads.
Tourist attractions Refers to uses which attract significant numbers of tourists to

Oxford such as the Ashmolean Museum, Museum of Modern Art
and the Bodelian Library. It could also include additional uses
which would add to the cultural diversity of the City.
TA Transport Assessment: see Section 3.0, Transport, and Appendix

1.
TCA Transport Central Area: an area of parking restraint around the

City centre, identified on the Proposals Map (see Section 3.0,
NOVEMBER 2005
Transport).
TDAs Transport District Areas: areas of parking restraint around the

District shopping centres, identified on the Proposals Map (see
Section 3.0, Transport).
TP Travel Plan: (see Section 3.0, Transport and Appendix 2).
TPO Tree Preservation Order: an order made by the City Council to

protect a specific tree, or group of trees, against felling, lopping,
topping or other damage. Trees in Conservation Areas
automatically have similar protection, except for fruit trees and
trunks below a specified size (see Section 4.0, Natural
Environment).
Unimproved wet Field areas of poor drainage which have not been subjected to
meadows chemicals such as pesticides and fertilisers.
UCS Urban Capacity Study: a systematic approach taken in assessing

the development potential for sites and buildings, normally for
residential development (see Section 6.0, Housing Provision).
University of Oxford The term ‘University of Oxford’ is used to refer both to the
University and all of the Colleges.
Urban design Imaginative yet sympathetic design of buildings, groups of

buildings, spaces, places and setting.
Urban sprawl Development at the edge of a town or city which extends beyond
its boundary into the surrounding countryside.
UCO Use Classes Order: a list made by Government which groups

types of building uses and land uses. A change from one use to
another within the same group or "use class" can take place
without planning permission. A change of use between two classes
normally requires planning permission (see Appendix 7 for the
main headings and examples of uses from the most recent Use
Classes (Amendment) Order 2005 which amends the Use Classes
Order (1987).
Viability The potential to exist successfully or survive.
Vitality The liveliness and energy of a place or area reflected in the level
and variety of activities taking place.
Windfall site A site that becomes available for development (usually housing)
during the Plan period and which the Local Plan has not already
identified as a potential development site.

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ADOPTED OXFORD LOCAL PLAN 2001-2016

2.0 Core Policies 9

4.0 Natural Environment 47

5.0 Historic Environment 63

6.0 Housing Provision 71

7.0 Housing Policies 77

9.0 Health and Hospitals 99

10.0 Education 105

11.0 Sport, Outdoor Recreation and Community Facilities 117

12.0 Retail & Commercial Leisure 129

13.0 Tourism and the Arts 143

14.0 Development Sites 149

This is a blank page.

1.0 Introduction page

1.2 Role and Purpose of the Plan 4

1.3 National, Regional and Strategic Context 5

1.4 Using the Plan 6

1.5 Supplementary Planning Documents 6

1.6 Sustainability Appraisal 7

1.7 City Council’s Vision 7

1.8 Preparation of the Plan and Public Consultation 8

1.1.3 Oxford has several important functions:

1.2 Role and Purpose of the Plan

1.2.3 The purposes of this Plan are:

1.3 National, Regional and Strategic Context

1.4 Using the Plan

1.5 Supplementary Planning Documents

1.7 City Council’s Vision

1.8 Preparation of the Plan and Public Consultation

2.2 Future Development of Oxford

2.4 Development Proposals

POLICY CP.1 - DEVELOPMENT PROPOSALS

Where relevant, development proposals must also:

2.5 Planning Obligations

planning obligations, such as affordable housing. Contributions sought from a particular

POLICY CP.2 - PLANNING OBLIGATIONS

POLICY CP.3 - LIMITING THE NEED TO TRAVEL

• the availability of previously-developed sites, and empty or under-used buildings, and

POLICY CP.4 - GREENFIELD DEVELOPMENT

2.8 Mixed-use Developments

POLICY CP.5 - MIXED-USE DEVELOPMENTS

POLICY CP.6 - EFFICIENT USE OF LAND & DENSITY

2.10 Urban Design

POLICY CP.7 - URBAN DESIGN

2.11 Achieving Quality Design

2.11.3 The quality of new development is ultimately judged by how:

POLICY CP.8 - DESIGNING DEVELOPMENT TO RELATE TO ITS CONTEXT

In addition, in and adjacent to conservation areas, new development needs to have

POLICY CP.9 - CREATING SUCCESSFUL NEW PLACES

POLICY CP.10 - SITING OF DEVELOPMENT TO MEET FUNCTIONAL NEEDS

POLICY CP.11 - LANDSCAPE DESIGN

2.12 Designing Out Crime

2.12.2 The principles for creating safe environments are:

POLICY CP.12 - DESIGNING OUT CRIME

POLICY CP.13 - ACCESSIBILITY

2.14 Public Art

POLICY CP.14 - PUBLIC ART

POLICY CP.15 - ENERGY EFFICIENCY

2.16 Use of Renewable Energy

POLICY CP.16 - RENEWABLE ENERGY