The Secretary of State for Communities has approved proposals for the redevelopment of the former USAF base at Upper Heyford, including overturning refusal of 24 Conservation Area Consents.
The fate of the site, near Bicester in Oxfordshire, had become a planning saga lasting more than a decade while the North Oxfordshire Consortium (NOC), the former owners of the base, and Cherwell District Council wrangled over its fate. NOC, which involves house builders Taylor Wimpey and Persimmon Homes, wanted to build 1,075 homes, a primary school and a number of retail and business units at Heyford Park, as the site is now known.
Redevelopment of the site poses conservation issues as the former military base is regarded as of historical significance by English Heritage because of its key role during the Cold War.
The site is currently owned by Dorchester Group, which welcomed Mr Denham’s decision, which safeguards hundreds of existing jobs at the site in businesses located in former military buildings. A spokesman for the council said: “Cherwell District Council is disappointed by the decision and has maintained a consistent position to ensure the long-term conservation of the nation’s Cold War heritage, in line with guidance provided by English Heritage, while balancing the delivery of sustainable economic and housing growth.”
The decision was in line with the recommendation of an inspector who held an inquiry into the recovered appeals. In granting consent, the decision letter concluded that ‘the proposals in the lead appeal strike a sustainable and reasonable balance between securing the long-term future of the appeal site and retaining its built and natural heritage’.
The letter summarised the conclusions of the Secretary of State as follows: ‘…when assessed against SP policy H2, the lead appeal proposals would substantially accord with the development plan. He acknowledges and has given due weight to the extent to which the proposals fail to comply with the SPD. He has carefully considered the requirement in PPS15 for the objective of the preservation or enhancement of the character or appearance of a Conservation Area to be given high priority, with a presumption against granting planning permission which would conflict with that objective unless there are exceptional overriding circumstances. Overall, however, he concludes that the proposals in the lead appeal strike a sustainable and reasonable balance between securing the long-term future of the appeal site and retaining its built and natural heritage. He is satisfied that the proposal will achieve a high quality of design in the New Settlement Area and provide a level of employment that is appropriate and proportionate within the context of the site’s location and its limited access to services. He considers that the balance lies in favour of the lead appeal proposals and that there are no material considerations of sufficient weight to justify refusing planning permission. He also concludes that allowing the lead appeal proposals justifies allowing the appeals against the refusal of the 24 Conservation Area Consents. satisfied that the proposal will achieve a high quality of design and provide a level of employment that is appropriate and proportionate within the context of the site’s location and its limited access to services’. The letter added: ‘He considers that the balance lies in favour of the lead appeal proposals and that there are no material considerations of sufficient weight to justify refusing planning permission’. He also concludes that ‘allowing the lead appeal proposals justifies allowing the appeals against the refusal of the 24 Conservation Area Consents’.
Link to Planning Portal News Item
Link to Planning Decision
Download the letter
