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. Related application(s): P18/S4294/DIS, P19/S3300/DIS, P19/S4476/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, · Site Layout Plan - ref G4124 (90) 001 F · Ground Floor Plan - ref G4124 (01) 001 D · First Floor Plan - ref G4124 (01) 002 D · Second Floor Plan - ref G4124 (01) 003 D · Roof Plan - ref G4124 (01) 004 C · Proposed Elevations (Sheet 1) - G4124 (02) 001 C · Proposed Elevations (Sheet 2) - G4124 (02) 002 C · Proposed Elevations (Sheet 3) - G4124 (02) 003 A · Landscape Plan - ref B17049.102 C · Highway changes to Wallingford Road - Ref PB7113 SK06 P4 · Proposed Dropped Kerbs and Tactile Paving - Ref PB7113 SK07 except as controlled or modified by conditions of this permission. Reason: To secure the proper planning of the area in accordance with Development Plan policies. Related application(s): P18/S4294/DIS

Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site together with the slab and ridge levels of the proposed development, relative to a fixed datum point on adjoining land outside of the application site, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure a satisfactory form of development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Prior to any works above ground level, 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: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Notwithstanding the details shown on the approved plans, no works above ground level shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority. These details shall include all hard surfacing materials , schedules of new trees, hedges and shrubs to be planted (noting species, plant sizes and numbers/densities), the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread), and an implementation programme. Reason: To ensure the implementation of appropriate landscaping which will improve the environmental quality of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

All hard and soft landscape works shall be carried out in accordance with the details and programme approved under Condition 5 above. Thereafter, the landscaped areas shall be maintained for a period of 5 years. Any trees or shrubs which die or become seriously damaged or diseased within 5 years of planting shall be replaced by trees and shrubs of similar size and species to those originally planted. Reason: To ensure the implementation of appropriate landscaping which will improve the environmental quality of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Prior to commencement of the development, a scheme for improvements to the existing means of access onto Wallingford Road, strictly in accordance with the local highway authority's specifications, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the agreed improvement works to the access and all ancillary works specified shall be undertaken, prior to the occupation/use of the development hereby approved. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

The proposed vision splay shall be formed, laid out and constructed in accordance with Plan G4124 (90) 001 F prior to the first occupation of the development and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Prior to the first occupation of the development hereby approved a turning area and car parking spaces shall be provided within the curtilage of the site so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway. The turning area and parking spaces shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The turning area and car parking spaces shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. Reason: In the interests of highway safety and to ensure the provision of off-street car parking in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

The turning head shall be kept free of obstructions at all times and used only for the specified purpose. Reason: In the interests of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Cycle parking facilities shall be provided prior to the occupation of the development hereby approved, in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The approved CTMP shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development. Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Prior to first occupation of the use of the development hereby permitted a Green Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027. Related application(s): P18/S4294/DIS

No development shall commence until a scheme for the off-site highway works has been submitted to and agreed in writing by the Local Planning Authority. The submitted scheme shall include, but not be limited to - (a) mitigation and/or improvement works along Wallingford Road (in accordance with drawing PB7113-SK06 P4) (b) Informal crossing on Reading Road, just to the south of Winterbrook Lane (in accordance with drawing PB7113-SK07) (c) improvements to the existing access on Wallingford Road, including a footpath further to the north for refuse collection as indicated on the approved plans PB 7113-SK06 P4 and G4124 (90) 001 F or as otherwise agreed. The approved works shall be implemented in full before the first occupation/use of the development or in accordance with a programme of implementation agreed in writing with the Local Planning Authority. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

External lighting will only be permitted in accordance with a lighting scheme to be approved in writing by the local planning authority. Any such lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage . Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policy EP3 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Prior to the commencement of development, a sustainable drainage scheme based on the principles described in the CWA Flood Risk Assessment has been submitted and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. This scheme should include but not necessarily be limited to: · Discharge Rates · Discharge Volumes · Maintenance and management of SUDS features · Sizing of features - attenuation volume · Infiltration in accordance with BRE365 · Detailed drainage layout with pipe numbers · SUDS (FRA features to be carried forward into the detailed drainage strategy) · Network drainage calculations Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S4294/DIS

Development shall not commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed". Reason - The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

Prior to any above ground construction works, a scheme outlining mitigation measures relating to the air quality in and around the application site shall be submitted and approved in writing by the Local Planning Authority. The scheme shall comprise a minimum of 3 EV charging points should be installed at the development site, all gas-fired boilers to meet a minimum standard of <40mgNOx/kWh and all staff should be provided with sustainable travel packs. Reason: To ensure satisfactory standards of air quality for the residents of the development and surrounding residential properties in accordance with policies G2 and EP1 of the a South Oxfordshire Local Plan 2

Noise from the development hereby permitted shall not exceed 30 dB measured as a 15 minute LAeq at the nearest noise sensitive receptor. Measurements shall be undertaken in accordance with BS 7445-1 (2003) Description and Measurement of Environmental Noise. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

Prior to first occupation, details about the noise and odour control techniques from the kitchen extraction shall be submitted to and approved, in writing, by the Local Planning Authority. This information shall included details of the height, position, design, equipment and materials of any chimney or extraction vent have been submitted to and approved in writing by the Local Planning Authority. These details shall include the Acoustic Characteristics of the extraction system (fan noise characteristics, Sound Power Levels and Octave Band Frequency Analysis). Information relating to the proposed odour abatement techniques (Filtration types, maintenance schedules) shall also be supplied. Thereafter, the development shall not be carried out other than in accordance with the approved details. Reason: To protect the occupants of nearby residential properties and/or Businesses from noise and odour disturbance in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted, including any works of site clearance, a method statement for biodiversity enhancements based on the proposals in chapter 5 of the Outline Biodiversity Enhancement Strategy (Middlemarch Environmental, September 2017, RT-MME-126204) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the agreed biodiversity enhancement measures shall be delivered prior to first use of the building and retained in accordance with the approved details. Reason: To avoid a net loss of biodiversity in accordance with Policy CSB1 of the Core Strategy and government policy as stated in paragraphs 109 and 117 of the NPPF.

Prior to the commencement of any site works or operations relating to the development hereby permitted, an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period shall be submitted to and approved in writing by the Local Planning Authority. Written approval must be obtained prior to commencement of any site works including demolition. The matters to be encompassed within the arboricultural method statement shall include the following: (i) A specification for the pruning of, or tree surgery to, trees to be retained in order to prevent accidental damage by construction activities; (ii) The specification of the location, materials and means of construction of temporary protective fencing and/or ground protection in the vicinity of trees to be retained, in accordance with the recommendations of the current edition of BS 5837 ''Trees in relation to construction'', and details of the timing and duration of its erection; (iii) The definition of areas for the storage or stockpiling of materials, temporary on-site parking, site offices and huts, mixing of cement or concrete, and fuel storage; (iv) The means of demolition any existing site structures, and of the reinstatement of the area currently occupied thereby; (v) The specification of the routing and mean of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid the sighting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with NJUG Volume 4, 2007 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. (vi) The details and method of construction of any other structures such as boundary walls in the vicinity of retained trees and how these relate to existing ground levels; (vii) The details of the materials and method of construction of the roadway, which is to be of a 'no dig' construction method in accordance with the principles of Arboricultural Practice Note 12 "Through the Trees to Development'', and in accordance with current industry best practice; and as appropriate for the type of roadway required in relation to its usage. (viii) A specification of the foundation design demonstrating absolute minimal soil excavation, soil compaction or soil contamination within the root protection area of the adjacent trees; (ix) Provision for the supervision of ANY works within the root protection areas of trees to be retained, and for the monitoring of continuing compliance with the protective measures specified, by an appropriately qualified arboricultural consultant, to be appointed at the developer's expense and notified to the Local Planning Authority, prior to the commencement of development; and provision for the regular reporting of continued compliance or any departure there from to the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details with the agreed measures being kept in place during the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

That two Oak trees sized 14 to16 cm stem girth at 1m shall be planted, one on each side of the vehicle access from the old Wallingford Road, in the first planting season after the first use of the building. The tree/s must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates technology that will enable tree/s to successfully grow in hard surface environments. The pits must provide the significant quantities of growing medium required to allow the trees to become established and grow on to maturity (25m3 of growing medium for each Oak), sustaining the trees in a healthy condition and allow for ease of maintenance. Details of the tree species and the tree pits shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development on the site. In the event of any of the trees so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree of a species first approved by the Local Planning Authority, be planted and properly maintained. Reason: To ensure the establishment of trees that will become visually important, contributing to the amenity value of the area, in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.