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Division(s): Wood Farm

ITEM EX10

EXECUTIVE - 6 APRIL 2005

DISPOSAL OF PROPERTY AT LEIDEN ROAD, OXFORD

Report by Head of Property

Introduction

  1. At its meeting on 3 November 2004, the Executive considered a report about the planning appeal submitted by the County Council in relation to the Marywood House site, with particular reference to the provision of affordable housing associated with the residential development proposal for the site.

  2. The Executive agreed an approach to the pursuit of the appeal, but requested a further report, to consider the need for community facilities in the Wood Farm area, in the context of the existing community facilities on the Wood Farm School site and the implications for the development of Marywood House.

  3. This report provides an update on the preparation of the Wood Farm Site Development Plan and progress with the Marywood House planning appeal.

    4. Community Provision

  4. Meetings have been held between officers from the County and City Councils, and the Wood Farm Community Association. As requested at the November Executive Meeting, officers have also written to the City Council, giving the City Council the opportunity to purchase the Marywood House site. The City Council is considering this proposal.

  5. It has emerged that the City Council plans to carry out a consultation over a general strategy for community facilities. A consultation document has been produced and this is to be approved by the City Executive Board, before being released for general consultation. The City Council has been requested to keep the County Council informed of progress with this work, as it may have an impact upon how the issues at Marywood House and Wood Farm School are addressed. There is also scope for the City and the County Councils’ shared interest in community facilities to be discussed at the next "bi-lateral" meeting between County and City Council Leaders, on 6 June.

    6. Wood Farm School Site Development Plan

  6. At the time of writing, the intention is that the draft Site Development Plan will be going forward for adoption by the school governors at the end of March 2005. The Site Development Plan will be a working document, identifying key issues for the short, medium and long term for the site.

  7. The school’s concern has been to ensure that the existing accommodation is suitable and sufficient to meet future needs. Key issues that have been identified include the entrance to the school site and the administrative areas for the Primary and Nursery Schools, as well as how the Community Centre is accommodated on the site.

  8. The preparation of the Site Development Plan has clearly indicated that there are potential solutions to address all these needs, subject to funding being available. These do not impact upon the Community Centre building and it is clear therefore that, based upon the Site Development Plan, there is currently no requirement to terminate the Community Centre lease.

  9. In addition, there would be a substantial compensation payment payable by the County Council if it exercised the break option under the lease, and this would not be financially viable.

  10. An Executive Summary of the Site Development Plan (with associated plans) will be available in the Members’ Resource Centre.

    11. Marywood Planning Appeals

  11. The first planning appeal against the City Council’s refusal to grant planning permission was dismissed by the Planning Inspector in December 2004.

  12. The Planning Inspector considered that granting a residential planning permission for the site would be prejudicial to the outcome of the Local Plan process, because the situation in relation to community centre facilities in Wood Farm was not clear-cut.

  13. Since the Executive meeting in November 2004, the Planning Inspector holding the Public Inquiry into the Oxford Local Plan 2001-2016 has also produced his report and has come to a view that there is a need for community facilities on the Marywood House site.

  14. A second planning appeal for the Marywood House site is currently with the Planning Inspectorate. A unilateral undertaking for affordable housing provision has been submitted with the appeal and if the Planning Inspector accepts this as appropriate provision, the outstanding issue will be how community provision is viewed.

  15. If planning permission is granted at appeal, the disposal of the Marywood House site can proceed.

  16. If the appeal is dismissed, the site will not obtain planning permission until the City Council has determined the approach it intends to pursue in the local plan for community provision on the site. Further discussions will be needed with the City Council as to how community provision is provided as a part of a redevelopment of the site.

  17. There is currently a backlog of planning appeals with the Planning Inspectorate and the programme given by the Planning Inspectorate is that a decision cannot be expected until autumn 2005.

  18. Given the delays that are occurring with the disposal of this site, negotiations are in hand to grant a lease of the property for temporary occupation.

    19. Conclusion

  19. Based upon the Site Development Plan, there is no requirement to terminate the Community Centre lease at Wood Farm School.

  20. The City Council has been given the opportunity to acquire the Marywood House site. A deadline should be given to enable terms to be agreed. The determination of the second planning appeal is not expected until autumn 2005, so a reasonable deadline would be to agree terms within four weeks of the notification of the Inspector’s decision on the planning appeal.

  21. If residential planning permission is granted, unless terms can be agreed with the City Council by the deadline, the site should be disposed of on the open market.

  22. A further review will be required if the planning appeal is dismissed and the City Council either does not wish to acquire the site, or terms cannot be agreed by the deadline.

    23. RECOMMENDATIONS

  23. The Executive is RECOMMENDED to agree that;

          1. the City Council be advised that, should it wish to acquire the Marywood House site, a deadline will be set to agree terms, such deadline to be within four weeks of the notification of the Inspector’s decision on the planning appeal;

          2. If the City Council confirms it wishes to acquire the site and if terms can be agreed, then the site should be sold to the City Council;

          3. if the City Council does not wish to acquire the site or if terms cannot be agreed, and if the planning appeal is successful, then the site should be sold on the open market, otherwise there will need to be a further report to the Executive with a recommendation on the future use of the site;

NEIL MONAGHAN
Head of Property

Background Papers: Nil

Contact Officer: Peter Taylor, Tel (01865) 815681

March 2005

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