CONTROVERSIAL plans to build almost 300 student rooms next to an historic cemetery in Oxford are set to be refused next week.

Oxford City Council planning officers have told the council's planning committee that plans for 286 student rooms in four buildings put forward by Merton College and developer McLaren property should be turned down.

Organisations including CPRE, Oxford Civic Society, Oxford Preservation Trust and neighbouring colleges objected to scale and design of the plans in such a "sensitive area", a view now supported by council planning bosses.

The impact of the new building on the tranquil Holywell Cemetery, burial place of Kenneth Grahame, author of Wind in the Willows, was a major concern in the officers' report.

The scheme, originally for 300 rooms, has been amended twice to appease the list of objectors but officers said the changes were not enough.

Their new report states: "Even though the development has been amended, officers still consider the proposal by virtue of its design, architecture, size and massing would not preserve the special sense of place that exists currently."

The Oxford Design Review Panel, set up in the wake of the Castle Mill student flats row, originally had concerns about the application as did Historic England.

The land, which falls within Oxford's Central Conservation Area and is bordered by listed buildings, has been earmarked for student accommodation, but under planning policy, permission can only be granted for development that preserves the character of the area.

Secretary of Friends of Holywell Cemetery, Janet Keene said the group, who manage the cemetery, were delighted with the council's recommendation.

She said: "There has been a lot of protest against the plans and we are extremely pleased if it means it won't be built next to the cemetery.

"It's so peaceful and a lot of famous people are buried there, it's a lovely place and is used a lot by people having their lunch.

"We want to preserve the wildlife and the graves there - the student rooms would have been seen over the cemetery wall and would have been very high."

She added: "It's one of the rare tranquil spots in Oxford and it's encouraging to see the council officers taking this stance."

Merton College and McLaren Property struck a deal with Oxford City Council last month to offer £1.3m towards affordable housing across the city to compensate for the fact there will be no affordable housing in their development.

That was on top of more than £800,000 in Community Infrastructure Levy the developers would also give the council.

Development director at McLaren Property Stuart Black, said: "We are disappointed to be recommended for refusal on design grounds given that we have received support of the Oxford Design Review Panel and Historic England.

"Furthermore our scheme would bring combined affordable housing and CIL contributions of over £2million to the city.

"We hope members will be supportive of the plans when they come before the committee next week."

Councillors will make a decision on the plans at Town Hall on Tuesday at 6.30pm.