Planning Application Details

The first reserved matters application must be made not later than the expiration of two years beginning with the date of the grant of outline planning permission. The reserved matters for subsequent phases shall be submitted within eight years from the date of the grant of the outline permission. Thereafter the development shall commence not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters for the first phase of development No phase of development shall commence until all of the reserved matters for that phase have been approved in writing by the Local Planning Authority. 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.

Reserved matters for the eastern access (NPR3) shall be submitted for approval prior to the submission of any parcel adjoining the NPR3 corridor. Reason: To ensure the site is comprehensively planned and to ensure there is appropriate landscaping and drainage provision for all parcels and in the interests of character and amenity of the area, in accordance with Policies ENV1, DES1, DES2, TRANS5 of the South Oxfordshire Local Plan 2035.

That the development hereby approved shall be carried out in general accordance with the details shown on the following approved plans, except as controlled or modified by conditions of this permission. Site Location Plan - A109828 SLP-01 Parameter Plan - Drawing P20-3418 03 PP REVC Illustrative Masterplan Scenario 1 P20-3418 01_IMP1 or Illustrative Masterplan Scenario 2 P20-3418 02_IMP2 Highway Drawings: Non Car Access From A4130 Abingdon Road Plan A204-05 P6 Access from A4130 Hadden Hill - Drawing A204-06 P7 Proposed Emergency Access - Plan A204-11 P1 Reason: To secure the proper planning of the area in accordance with Development Plan policies.

The development shall be delivered in general accordance with the following land use budget: - Net residential development area 17.68 ha - NPR3 and attenuation 3.8 ha - Miscellaneous 0.16 ha The development shall provide: - Community Park 5.72 ha - Amenity open space 2.04 ha To ensure the development is delivered in accordance with approved details and Policies DES4, TRANS3, STRAT4, INF1 and CF5 of the South Oxfordshire Local Plan 2035.

All applications for reserved matters shall include the following information: - The land use budget for the parcel as per land uses identified in Condition 4 - An overlay plan showing utilities and services including drainage, utilities, lighting columns and tree planting - Parking for vehicles and cycles - Landscaping including retention of trees and hedgerows and proposed landscaping - Levels All applications for reserved matters incorporating residential development shall include, where relevant: - Examples of Street scenes - Plan identifying location and tenure of affordable housing - Plan identifying the dwellings that are to provide accessible and adaptable homes to be built to Building Regulations Part M4 Category 2 and Part M4 Category 3 wheelchair accessible housing - Heights (Ridge and finished floor level above Ordnance Survey Datum) and density of residential development - Plan identifying garden sizes for each dwelling - Plan identifying car parking to serve each dwelling / facility and construction to meet highway specifications - Details of cycle storage for each dwelling and visitor cycle parking - Details of electric vehicle charging points - Details of electricity sub stations 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 and to monitor the development in accordance with the permission and Development Plan policies DES1, DES 5, ENV1, H11, TRANS3, TRANS5 of the South Oxfordshire Local Plan 2035.

No development shall commence until a Phasing Plan for the site has been submitted for approval in writing by the Local Planning Authority. The Phasing Plan, to be based on A109828 PhP-01 Rev B, shall include a spatial illustration of the phasing and timescales for the delivery of the following: - Phases and sub phases of development - Numbers of dwellings and density in each residential phase - Facilities including play areas, allotments and community centre - Open space relative to the delivery of number of dwellings The development shall be implemented in accordance with the approved Phasing Plan or such updated version as shall be subsequently approved in writing by the Local Planning Authority. Reason: To agree and monitor the density on the site and the delivery of dwellings and infrastructure in accordance with Policies STRAT5, TRANS3, DES7, CF3, CF5 of the South Oxfordshire Local Plan 2035.

Alongside the submission of each reserved matters for residential development a Housing Delivery Document (to incorporate the Affordable Housing Scheme in the S106 agreement) shall be submitted for approval in writing by the Local Planning Authority. The Housing Delivery Document shall demonstrate the disposition of housing across the whole site and provide the following information for each phase: a) The number and mix (bedroom size) of market dwellings (cumulatively totalling no more than 450 across the site) to be provided in the following mix unless otherwise approved in writing by the Local Planning Authority, informed by an updated housing needs assessment and proposed through an updated Housing Delivery Document: - 5% one bed dwellings - 25% two bed dwellings - 45% three bed dwellings - 25% four bed plus dwellings b) The number and mix (bedroom size) of affordable housing (cumulatively totally 40% of the total number of dwellings across the site) c) The tenure of each affordable unit d) The number of accessible and adaptable homes to be built to Building Regulations Part M4 Category 2 (all affordable housing and 15% of market dwellings) for both market and affordable sectors and Part M4 Category 3 wheelchair accessible housing (5% affordable housing) All affordable housing and 1 and 2 bed market housing dwellings shall be designed to meet the Nationally Described Space Standards. Upon completion of the development evidence of construction to the standards cited above shall be provided to the Local Planning Authority if requested. An updated Housing Delivery Document (incorporating the Affordable Housing Scheme) shall be provided for each phase incorporating residential development and submitted with the respective reserved matters application. The development shall be carried out in accordance with the approved Housing Delivery Document as updated and approved in writing by the Local Planning Authority. Reason: To provide the housing mix on the site to meet housing need and facilitate a balanced community in accordance with the strategic housing market assessment (SHMA) and Policies H9, H11, H13 of the South Oxfordshire Local Plan 2035 and to enable monitoring of the provision.

No development shall commence until a Design Code for development on the site has been submitted to the Local Planning Authority and approved in writing. The Design Code shall include illustrations, sections and block testing to demonstrate the development principles. The Design Code shall include an overarching Masterplan and development principles and guidelines that cover strategic and detailed elements as follows: - Character Areas for the development - Movement, links and access including distribution of bus stops - Green Infrastructure including Biodiversity and SUDS strategies - Land use - Strategy for landscape, open space, public realm incorporating access for all including the needs of disabled and older people. - Play areas and community facilities - Strategy for levels across the site - Built form and massing including scale and height - Street types - Road and street design principles including services, drainage, tree planting for various road and street types - Block principles (including density and development and parcel division / size) - Building typologies and uses - Parking strategy (including cycle provision for all residential properties) - Water and waste (including SUDs) - Sustainable construction (standards and design principles) - Secure by Design principles - Boundary treatments, street furniture and material palette for buildings and surfaces for each Phase - Means of enclosure / land use in relation to all existing adjoining existing properties Each reserved matters application shall demonstrate in the Design and Access statement how it accords with the approved Design Code. Reason: To ensure that the design of the development accords with the NPPF, policies STRAT4, TRANS2, DES1, DES5, CF5 of the South Oxfordshire Local Plan 2035 and the adopted South Oxfordshire Design Guide.

Prior to the commencement of any site works or operations, including demolition and site clearance relating to the development hereby permitted, an Arboricultural Method Statement and accompanying Tree Protection Plan relevant to each phase of development shall be submitted to and approved in writing by the Local Planning Authority. The Arboricultural Method Statement must include the following: (1) Trees to be retained and a specification of any pruning or tree surgery works to any trees to be retained, to prevent accidental damage by construction or demolition activities; (2) The specification and location of temporary tree protective fencing and any ground protection required to protect all retained trees in accordance with the current edition of BS 5837 ''Trees in relation to design, demolition and construction'', and details of the timing and duration of its erection; (3) 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; (4) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; (5) The route and method of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid siting 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 the current edition of NJUG 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. (6) The details and method of construction of any other structures such as boundary walls in the RPA of retained trees and how these relate to existing ground levels; (7) The details of materials and method of construction of any roadway, driveway, parking, pathway or other surfacing within the RPA, which is to be of a 'No Dig' construction method, in accordance with the principles with in Arboricultural Association Guidance Note 12 "The use of cellular confinement systems near trees" and in accordance with current industry best practice; and is appropriate for the type of roadway required in relation to its usage. (8) Provision for the supervision of ANY works within the RPA 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 of the respective phase. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

No development shall commence on site (including any works of demolition), until a Construction Management Plan has been submitted to, and approved in writing by, the Local Planning Authority. The CMP shall include the following: a) the parking of vehicles of site operatives and visitors; b) loading and unloading of plant and materials; c) the location of plant and material storage used in constructing the development; d) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; e) on site wheel washing facilities; f) measures to control the emission of dust and dirt during construction; g) a scheme for recycling/disposing of waste resulting from demolition and construction works; h) measures for the protection of the natural environment; i) measures for the protection of the listed milestone j) construction traffic routes and management k) hours of operation for construction to be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday, and no work is permitted to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Variations to the approved CMP to accommodate phasing shall be submitted with the subsequent reserved matters application for approval in writing by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with the approved construction management plan. Reason: To ensure that the development protects the heritage asset, avoids pollution and is not unneighbourly in accordance with Policies DES6, ENV7 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to commencement of residential development the approved means of access onto the Hadden Hill Retail Roundabout is to be formed and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken. The detailed design of the access showing the protection of the listed milestone, and any variation in the approved design of the access shall be submitted for approval in writing by the Local Planning Authority prior to commencement of access works. Reason: In the interest of highway safety, landscape and listed milestone in accordance with Policies TRANS5, DES1, ENV1 of the South Oxfordshire Local Plan 2035.

Prior to commencement of development a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, and allowing for a phased approach to investigation relate to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Reason - To safeguard the recording of archaeological matters within the site in accordance with the NPPF and Policy ENV9 of the South Oxfordshire Local Plan 2035.

Following the approval of the Written Scheme of Investigation referred to in condition 12 and prior to commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority within two years of the completion of the field work. Reason - To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with the NPPF and Policy ENV9 of the of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development within each phase of the overall development a phased risk assessment shall be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice such as Land Contamination: Risk Management 2020 and BS10175:2011 +A2:2017 'Investigation of potentially contaminated sites'. Each phase shall be submitted to and approved in writing by the Local Planning Authority. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model. If potential contamination is identified in Phase 1 then a Phase 2 investigation shall be undertaken. Phase 2 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and if significant contamination is identified to inform the remediation strategy. Phase 3 requires that a remediation strategy (for each relevant phase of development) to be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy ENV11 of the South Oxfordshire Local Plan 2035.

The development shall not be occupied until any previously approved remediation strategy in condition 14 has been carried out in full and a validation report confirming completion of these works has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy ENV11 of the South Oxfordshire Local Plan 2035.

Prior to commencement a Landscape Strategy and Biodiversity Parameter Plan (BPP) shall be submitted and approved in writing. The BPP shall identify the proposed habitats on site to ensure that the amount of habitat creation shown in the supporting Biodiversity Impact Assessment Report (BIAR) prepared by Ecological Planning and Research Ltd (May 2021) is delivered. The Masterplan, Landscape Strategy, CEMP and BEP shall accord with the BPP. Any changes to the Masterplan that affect the Biodiversity Plans (BPP, CEMP and BEP) shall first be approved through the submission of an amended Biodiversity Parameter Plans. Each phase of development shall demonstrate its compliance with the BPP. Reason: To monitor and secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and the NPPF.

Prior to the commencement of each phase of the development (including vegetation clearance), a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following: a) Update ecological surveys for relevant habitats and species, update surveys shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones. d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction. e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: To minimise the impacts of development on biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and the NPPF.

Concurrent with the submission of each reserved matters application, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The BEP should be broadly in accordance with the outline details of habitat creation and enhancement shown on the BPP (Parameters Plan - Biodiversity) and the supporting Biodiversity Impact Calculator Assessment (Ecological Planning and Research Ltd, May 2021). The BEP should include: a) Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required. b) Details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes, hedgehog highways etc. as appropriate. c) Selection of appropriate strategies for creating / restoring target habitats or introducing target species; d) Selection of specific techniques and practices for establishing vegetation; e) Sources of habitat materials (e.g. plant stock) or species individuals; f) Method statement for site preparation and establishment of target features; g) Extent and location of proposed works; h) Provision of a minimum 10 metre buffer around retained and enhanced waterbodies, where relevant; i) Full details of a biodiversity metric assessment demonstrating that the detailed proposals can deliver a net gain for biodiversity. j) Details of monitoring and the submission of surveys post completion of phases to illustrate whether the projected biodiversity net gain has been achieved All biodiversity enhancement measures shall be implemented on site, maintained and retained in accordance with the approved details. All enhancements should be delivered prior to the final occupation of the relevant phase. Reason: To secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the SOLP35 and the NPPF.

Accompanying the submission of each reserved matters application details of original and proposed ground levels together with the slab and ridge levels of the proposed development (where appropriate), 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. Prior to the commencement of development ground levels of the site relative to fixed datum points on adjoining land outside of the application site in Rugge Furlong, North Bush Furlong, Shinmoor Close and The Frith shall be provided to the Local Planning Authority, and these details shall be submitted alongside details of the proposed levels. Reason: In the interests of the amenity for residents and the visual appearance of the development in accordance with Policies DES1, DES2 and DES6 of the South Oxfordshire Local Plan 2035.

No development shall be occupied until written confirmation has been provided that either: all water network upgrades required to accommodate the additional flows to serve the development have been completed; or a water supply housing development and infrastructure phasing plan has been agreed with Thames Water to allow development to be occupied. Where a water supply housing development and infrastructure phasing plan is agreed no occupation shall take place other than in accordance with the agreed housing development and infrastructure phasing plan. Reason: The development may lead to no / low water pressure and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional demand anticipated from the new development in accordance with Policy INF4 of the South Oxfordshire Local Plan 2035.

No phase or sub phase of the development shall begin until a detailed sustainable drainage scheme sufficient for the associated phase or sub phase and any upstream catchments, has been submitted to and approved in writing by the local planning authority. The schemes shall be based on the approved Flood Risk Assessment reference A204-R003B dated 08 May 2019, supplementary letters reference A204-L001 dated 16 May 2019 and A204 dated 18 October 2019 by Abley Letchford Partnership, Flood Modelling Report reference RCEF65923-003 R by RPS, updated FRA and Drainage Report A204-R003C Jan 2021 by Abley Letchford Partnership. The scheme shall incorporate sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development and shall be submitted with associated reserved matters application for the associated phase or sub phase. No dwelling or building shall be occupied or used by the public until the surface drainage works to serve that phase or sub-phase of the development have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: a) Drainage Catchment Plans and outline strategy for the entire development; b) Information on proposed discharge rates with the overall discharge from the site restricted to a QBar rate of 27.6 l/s for the worst case 1:100 + 40% event; c) Modelling of the drainage system for the worst case 1 in 1yr return event with discharge not exceeding the corresponding greenfield 1 in 1yr event. d) Interpretive site investigation to include groundwater assessment, any mitigation requirements and infiltration tests; e) Details and storage volumes associated with proposed 3-stage SuDS Management Train (prevention / source control, conveyance and site control sustainable drainage measures) in accordance with best practice; f) A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; g) Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event with an additional 10% allowance for urban creep; h) Following liaison with Oxfordshire Highways, a scheme for any highway drainage required within the phase or sub phase to serve the final link of the northern perimeter road; i) Fully detailed sustainable surface water drainage layouts; j) Proposed site levels, floor levels and an exceedance plan; k) SUDS features and sections; l) Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate; m) Drainage Construction Details; n) Maintenance and Management Plan covering all surface water drainage and SUDS features. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

No development shall commence within any phase adjoining existing residential properties (Rugge Furlong, North Bush Furlong, Shinmoor Close and The Frith) until full details of the proposed measures for the perimeter surface water ditch / swale / bund measures to prevent surface water / overland flow spreading onto neighbouring properties have been submitted to and approved by the Local Planning Authority. The design should be based on information presented in the RPS Flood Modelling Report reference RCEF65923-003 R, Abley Letchford letter reference A204 dated 18 October 2019 and hydrogeological assessment of the site. Details to be submitted should include: 1) Detailed layout showing proposed mitigation measures; 2) Sections through proposed ditches / swales / bunds; 3) Details of measures to prevent surface water spreading to the north of the main surface water storage area shown on RPS drawing RCEF65926 titled Maximum surface water depth mapping - Proposed scenario 100 year +20% Climate Change event; 4) Details of future maintenance arrangements. Reason: To protect neighbouring properties from flooding in accordance with Policies EP4 and ENV12 of the South Oxfordshire Local Plan 2035.

For each phase, or sub phase, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development . The scheme shall include details of the size, position and construction of the drainage scheme, all coupled with calculations to evidence this. Thereafter the scheme as approved shall be implemented prior to the occupation of the phase of development hereby approved. Reason: To ensure the proper provision of foul water drainage and to ensure flooding and pollution is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of any phase or sub phase, a SUDS Compliance report prepared by an appropriately qualified Engineer must be submitted to and approved by the Local Planning Authority. This must suitably demonstrate that the sustainable drainage system in respect of the phase of development has been installed and completed in accordance with the approved scheme (or detail any minor variations). The report should as a minimum cover the following: 1) Inclusion of as-built drawings, 2) Inspection details of key SUDS features such as flow controls, storage features and volumes and critical linking features or pipework undertaken, with appropriate evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed. 5) Confirmation of the details of any management company set up to maintain the system. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to or concurrent with the submission of reserved matters for each phase of built development an Energy Statement shall be submitted for approval in writing by the Local Planning Authority. The Energy Statement shall include SAP calculations in line with the recognised methodology set by Government, demonstrating how the development will achieve carbon reduction compared with code 2013 Building Regulations, as follows: - for dwellings begun before 31 March 2026 at least a 40% reduction in carbon emissions - for dwellings and development begun after 31 March 2026 and before 31 March 2030 at least a 50% reduction in carbon emissions - for dwellings and development begun after 31 March 2030 a 100% reduction in carbon emissions The development shall be constructed in accordance with the approved details. Reason: To ensure high standards of sustainable design and construction in accordance with Policies DES 7, DES8 and DES10 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation on each phase or sub phase, an Energy Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall identify when the dwellings were begun and demonstrate (with photographic evidence) that the energy efficiency measures have been implemented. These measures shall be retained and maintained as such thereafter in accordance with the Energy Statement and Verification Report. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to commencement of construction of the Community Building, evidence that the development of that building is registered with a BREEAM certification body and a pre-assessment report (or design stage certificate with interim rating if available) indicating that the building can achieve a BREEAM rating of 'Excellent' shall be submitted to and approved in writing by the Local Planning Authority. The Community Building shall not be occupied until a final Certificate has been issued to the Local Planning Authority certifying that BREEAM (or any such equivalent national measure of sustainable building which replaces that scheme) rating 'Excellent' has been achieved for that building.' Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the development hereby permitted the means of pedestrian accesses onto Abingdon Road and Hadden Hill shall be constructed and completed in accordance with details that shall have been submitted and approved in writing by the Local Planning Authority. Reason: In the interest of accessibility and highway safety in accordance with Policies DES1 and TRANS5 of the South Oxfordshire Local Plan 2035

Prior to first occupation of any individual dwelling, the proposed vehicular accesses, driveways, parking and turning areas that serve that dwelling shall be constructed, laid out, surfaced and drained in accordance with the specification details that shall have submitted and approved in writing by the Local Planning Authority. Thereafter the access, driveways, parking and turning areas shall be maintained and kept free of obstruction. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of each phase of the development hereby approved, a Landscape and Ecology Management Plan (LEMP) for that phase shall be submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following: a) Description and evaluation of features to be managed, including relevant target condition criteria for relevant habitats within the agreed Biodiversity Enhancement Plan (Condition 18). b) Ecological trends and constraints on site that might influence management. c) Proposals for ecological enhancements for habitats and species as agreed in the Biodiversity Enhancement Plan. d) Aims and objectives of management. e) Appropriate management options for achieving aims and objectives. f) Prescriptions for management actions. g) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). h) Details of the body or organization responsible for implementation of the plan. i) Ongoing monitoring and remedial measures. The LEMP shall include details of the legal and funding mechanism by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details and management prescriptions implemented across the site for the plan period. Reason: To monitor and secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and the NPPF.

No phase shall commence until a detailed scheme for the landscaping of that phase, in accordance with the approved Landscape Strategy and Design Code has been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include: i) the planting of live trees and shrubs, ii) locations of trees and tree pits in a crated design iii) the treatment of the access road and hard standings, and the provision of boundary treatments iv) schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), v) the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread), vi) any earth moving operations and finished levels/contours, vii) details of play areas viii) details of street furniture (seating, bins, boundary treatments) ix) implementation programme. The landscaping scheme shall be implemented prior to the first occupation or use of development within that phase or sub-phase and thereafter be maintained in accordance with the approved landscaping management plan. In the event of any of the trees or shrubs so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development phase, a new tree or shrub or equivalent number of trees or shrubs, as the case may be, shall be planted in the first available planting season with species first approved by the Local Planning Authority. Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

All trees to be planted within hard surface areas shall be planted in the first planting season after implementation of the surrounding development. The tree/s must be planted into site specific tree pits that are to be of a crated pit design incorporating 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, sustaining the trees in a healthy condition and allow for ease of maintenance. Details of the tree species and the tree pits for each phase shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development within that phase, and the tree pits implemented concurrently with the surrounding streets and hard surfaces. 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 help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

No phase shall commence until a management plan and programme for the maintenance of landscaping (for a minimum period of 20 years) within that phase has been submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan shall include: a) Details of long term design principles and objectives. b) Management responsibilities, maintenance schedules and replacement provisions for existing retained landscape features and any landscape to be implemented as part of the approved landscape scheme including soft landscaping, trees within pits, hard surfaces, street furniture within open spaces and any play/ youth provision. c) A plan detailing which areas of the site the Landscape Management Plan covers and also who is responsible of the maintenance of the other areas of the site. d) Summary plan detailing different management procedures for the types of landscape on site e.g. Wildflower meadows, native or ornamental hedgerows, verge and border planting. The maintenance shall be carried out in accordance with the approved management plan and programme. Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

A detailed scheme for protecting the dwellings and amenity areas from the external noise environment of the area shall be submitted with each reserved matters for residential development. No development shall take place within the site subject of these reserved matters until details of the scheme have been approved in writing by the Local Planning Authority. The scheme itself shall be designed, specified and constructed so that the sound insulation performance of the structure and the layout of the dwellings is such that the indoor ambient noise levels do not exceed the values detailed in Table 4 of BS 8233:2014 "Indoor ambient noise levels for dwellings". Noise levels in external amenity areas shall not exceed the desirable level of 50dB LAeq,T, as specified in Paragraph 7.7.3.2 of BS 8233:2014 "Design criteria for external noise". Thereafter the development shall not be carried out other than in accordance with such approved scheme which shall be completed before any part of the accommodation hereby approved is occupied, unless the Local Planning Authority otherwise agrees in writing. Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

For each phase, details of external lighting including footpath, cycleway and street lighting shall be submitted with reserved matters for approval in writing. The development shall be implemented in accordance with the approved details. Reason: In the interests of biodiversity, and to protect against light pollution and residential amenities, in accordance with Policy ENV3 and ENV12 of the South Oxfordshire Local Plan 2035.

A full travel plan will be required for the residential element of the development to reflect the principles within the Framework Travel Plan (ALP Ref A204-R009A). This shall be submitted for approval in writing by the Local Planning Authority prior to first occupation and then updated within 3 months of occupation of 50% of the site (375th dwelling) once adequate survey data is available. Prior to first occupation, a travel information pack should be submitted to and approved by the Local Planning Authority. All households must be supplied with the approved information pack on occupation. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

All dwellings with on plot parking shall be provided with an Electric Vehicle Charging Point (EVCP) and dwellings with communal parking shall be provided with access to ECVP's at a ratio of 1 per 10 dwellings. Details shall be submitted with reserved matters. Thereafter the Electric Vehicle Charging Point for each dwelling shall be implemented prior to first occupation of each dwelling. Reason: To ensure sustainable forms of transport are provided in accordance with PolicyTRANS5 of the South Oxfordshire Local Plan 2035.

All gas-fired boilers to meet a minimum standard of <40 mgNOx/kWho Reason: To contribute to satisfactory standards of air quality in accordance with the NPPF and Policies ENV12 of the South Oxfordshire Local Plan 2035.

All development shall be provided with infrastructure to ensure the provision of fast fibre broadband. Reason: To ensure communities and residents have good access to electric communications to facilitate the needs of the community and residents in accordance with Policy INF2 of the South Oxfordshire Local Plan.