Planning Application Details

The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. Reason: By virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004.

Prior to the commencement of development samples of all materials to be used in the external construction and finishes of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Reason: To safeguard the character of the area in accordance with Policies C2, G6 and E5 of the South Oxfordshire Local Plan 2011.

That the café hereby permitted shall not be used other than employees of the Smiths Centre and their visitors in connection with the business centre. Reason: Having regard to the location of the site and the level of car parking provision additional traffic movements to the site may be prejudicial to highway safety and convenience and/or cause harm to the amenities of the area contrary to Policies G2, EP1, E5 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted details of measures to minimise light spillage from the building, as referred to in the Agent's email dated 19th January, shall be submitted to and approved in writing by the LPA. Thereafter such measures shall be incorporated and retained in the new building. Reason: To protect the character and appearance of the site and area in accordance with Policies C2, G6 and E5 of the South Oxfordshire Local Plan 2011.

That prior to the commencement of the development herby permitted nine additional car parking spaces shall be provided and made available in accordance with plans approved pursuant to the permission dated 8 August 2008 issued in respect of Planning Application P08/E0221. Reason: To ensure that appropriate replacement car parking space is provided in the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That the use of the café for the serving of food and drink to employees of the Smiths Centre and their visitors shall be restricted to the hours of 0700 - 1900 Monday to Friday. Reason: That permission is granted on the basis that the use is in connection with the Smiths Centre. Having regard to the location of the site and the level of parking provision, an unrelated use extending into the evenings or weekends could cause harm the amenities of the area contrary to Policies G2, EP1, EP2, E5 and T1 of the South Oxfordshire Local Plan 2011.

No development shall take place until the Local Planning Authority are satisfied that the following measures (a-c) have been undertaken to investigate and remediate any contamination and have approved all necessary stages in writing. The site shall then not be occupied until any agreed action is implemented and approved by the Local Planning Authority. a) Completion of a desk study by a suitably qualified person. The Desk Study shall be completed in accordance with BS 10175 2001 and include a site walkover, identification of all potentially contaminative site uses and in initial conceptual model. b) If potential contamination is identified in a) then an intrusive site investigation must be completed. This investigation must be undertaken in accordance with BS 10175 and having regard to the approved desk study. A report shall be produced detailing the works undertaken to characterise the site and contain a refined conceptual model in the light of the results of the investigation. All chemical analysis shall be undertaken by MCERTS accredited laboratories. N.B. If the Local Planning Authority is not satisfied that the site has been adequately characterised after the first stage of investigation, further works will be required to clarify any remaining uncertainties. It is therefore recommended that the Local Planning Authority are consulted on the site investigation proposal before completion of the works. c) Where unacceptable levels of contamination are identified, a remediation scheme shall be produced. The scheme shall incorporate details of the procedures and documentation employed to validate the remediation. The approved remediation scheme shall then be implemented in full and the report detailing the works approved by the Local Planning Authority in writing before occupation of the site. Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and the public and ensure that the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

If contamination is found to be present on the site then no further development shall be carried out until the following measures have been undertaken and approved in writing by the Local Planning Authority. An investigation into the nature and extent of the contamination in line with BS 10175: 2001 (Investigation of potentially contaminated sites - code of practice). This report should detail the works undertaken to investigate the nature and extent of the contamination and the measures proposed to remediate the site and validate the works. Following written approval by the Local Planning Authority of the remediation and validation proposals they shall be completed in full and a validation report submitted to and approved in writing by the Local Planning Authority before the development is occupied. Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and the public and ensure that the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.