Major redevelopment plans approved near Oxford station

Oxford City Council planning chiefs unanimously approved the proposal for Beaver House and buildings at 39-42A Hythe Bridge Street during a meeting on Tuesday. 

Under the plans submitted by London-based company Forge Bio GP 2, the existing 1970s Beaver House building, used as office space, would be demolished alongside a restaurant next door, believed to be Paddyfield. 

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The new life science facility will be known as 'Bridge Labs'.

It accelerates the major changes planned for the West End of the city which includes plans for the multi-million pound Oxpens project in which news apartments, student rooms, a new hotel and an amphitheatre would be built. 

Developers have unveiled a vision in which the Westgate Centre would link to the revamped Oxford rail station and the Osney Mead industrial estate. 

The plans for Beaver House fall within the West End 'area of change', which is part of the city council local plan and is aiming to create spaces for employment, housing and leisure.

It is also in the same area as the former Atik Nightclub which closed earlier this year and which developers plan to "revitalise" into a live music venue and offices subject to planning approval. 

The Beaver House buildings are on the main walking route for many people going into Oxford city centre from the train station and bus station.

Speaking at the meeting this week, Labour councillor Alex Hollingsworth, cabinet member for business, culture and an inclusive economy, described the corner of the current Beaver House building as "catastrophic". 

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Oxford City Council planning committee (Image: Newsquest)The development would provide a new community use and has the potential to provide 810 jobs within its operational phase.

The Boatman’s Chapel, at 42A Hythe Bridge Street, will also be refurbished with a new community garden space. 

Planning officer Natalie Dobraszczyk told the meeting that the loss of the buildings had been deemed acceptable and that the public benefits outweighed the harm. 

Tim Price, the applicant's agent, said: “The development will have significant economic and regeneration benefits. The application site is located within the West End area of change.

"The local plan is explicit that areas of change are areas of the city where change is expected.

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Frideswide Square near Beaver House and the Oxford Rail Station“The plan also states that West End is the area of the city which has opportunity for growth. West End offers several opportunities for an innovation district.

"The local plan also identifies a need for an additional 350,000 square metres of employment space in Oxford by 2040. 

“Under the policy, the proposed development is entirely appropriate for West End. It will help with economic growth, employment creation and investment.

"The proposed development will also have wider benefits for the local community including the creation of public room space in the heart of the city.

"The retention of the existing buildings has been carefully considered. In this instance demolition enables the optimisation of the site and achieves the best outcome of new employment space while minimising the impact on key heritage assets.”

Mr Hollingsworth asked about the building's design during the meeting.

Ms Dobraszczyk responded: “The site is contained in a city centre location so the building design has been approached in this way to ensure it has minimal impact on heritage assets. We did a lot of work on designs for this building. It's very large. 

“In our opinion, the clustering approach is more successful in creating a more vibrant street scene.”

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Beaver House (Image: Newsquest.) Nigel Chapman, cabinet member for citizen focused services and council companies, sought assurances that a construction management plan would be in place.

He said: “This is a very tight area. I can see road closures being tricky.”

Green Party councillor Rosie Rawle asked if solar panels would be included.

The planning officer replied: “The solar panels are the last remaining piece on an otherwise highly efficient building. This will have positive impacts on the city more widely.”

In the debate, Mr Hollingsworth said: “This is a really interesting scheme but I do have some slight reservations. There are a number of very significant benefits which is why I will supporting the recommendation for approval.

"The decisive bit for me is the way it transforms corner elevation into Frideswide Square. The existing building looks like many buildings of its era, it's very nice as long as you don't look at the ground floor. It's catastrophically bad on the corner.

“I'd like to see a little bit more articulation along the front and it would be nice if some of these work spaces can allow for some spill out on to the street. 

“A benefit is bringing the Boatman’s Chapel back into to public use. There is a real opportunity with the garden to be used as a public space.”

Labour councillor Louise Upton added: “This will create 810 jobs very close to the train station and bus station which is fantastic. We know we have a life science and technology cluster here in Oxford and this can only improve that standing.”

David Henwood, leader of the Independent Oxford Alliance Group, said: “This is a really good opportunity for Oxford to bring in 800 jobs and there is very good cycling accommodation in the building which I'm really looking forward to seeing.

"I am concerned about how this site will be delivered with the introduction of bus gates and access via Botley Road, but those are not planning matters. But I do support this scheme. It has been well presented.”

The development was unanimously approved.