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.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans except as controlled or modified by conditions of this permission.: Site Location Plan P001 Rev F Existing site layout P002 Rev F Proposed site layout P003 Rev J Roof plan units 3-20 P004 Rev B Roof plan units 1-2 & 21-31 P005 Rev B Ground Floor Plan (units 3-20) P006 Rev B Ground Floor Plan (units 1-2 & 21-31) P007 Rev B First floor plan (units 3-20) P008 Rev B First floor plan (units 1-2 & 21-31) P009 Rev B Side elevations and sections P010 Rev J Plans and section 1b housetypes P020 Rev H Plans and section 2b housetypes P021 Rev H Plans and section 3b housetypes P022 Rev H Terrace Elevations 20-23 P030 Rev H Terrace Elevations 9-14 P031 Rev I Terrace Elevations 15-19 P032 Rev H Terrace Elevations 1-8 P033 Rev I Terrace Elevations 24-27 P034 Rev H Terrace Elevations 28-31 P035 Rev H 1:500 Site Plan T008 Rev A Block A Floor Plan T012 Rev A Block B Floor Plan T013 Rev A Block C Floor Plan T014 Rev A Block D Floor Plan T015 Rev A Block E Floor Plan T016 Rev A Block F Floor Plan T017 Rev A Block G Floor Plan T018 Rev A Plans and Elevations 1b Housetype T020 Rev A Sections 1b Housetype T021 Rev A Plans and Sections 2b Housetype T022 rev A Plans and Sections 3b Housetype T023 Rev A Typical Housetype Elevations T024 Rev A Porch and Cycle Storage Plans and Sections T110 Rev A Porch and Cycle Storage Elevations T111 Rev A Landscape Masterplan 1/4 20_210_D201 Rev B Landscape Masterplan 2/4 20_210_D202 Rev B Landscape Masterplan 3/4 20_210_D203 Rev B Landscape Masterplan 4/4 20_210_D204 Rev B Phoenix Trail Crossing Layout 5012573-RDG-XX-XX-DR-C-2621 P03 Indicative Foul Water Connection Layout SK01A Preliminary Drainage & Levels Layout SK07 SUDS Details SK08 Road Widening SK10 Topographical RGL-20-3195-01 Tree Survey Refuse Vehicle Tracking RECORD P20-141 - SK06B Large Car Tracking RECORD P20-141 - SK06B Fire Tender Tracking RECORD P20-141 - SK05B Vehicle Tracking 5012573-RDG-XXXX-DR-C-2202 P01 Highways General Arrangements (Sheet 1 of 2) RDG-XX-ST-PL-C-0021 P01 Highways General Arrangements (Sheet 2 of 2) RDG-XX-ST-PL-C-0022 P02 Proposed Drainage Layout (Sheet 1 of 2) RDG-XX-ST-PL-C-0521 P01 Proposed Drainage Layout (Sheet 2 of 2) RDG-XX-ST-PL-C-0522 P01 Proposed Contours & Site Levels (Sheet 1 of 2) RDG-XX-ST-PL-C-0621 P01 Proposed Contours & Site Levels (Sheet 1 of 2) RDG-XX-ST-PL-C-0622 P01 Air Quality Assessment Travel Plan Statement - Windmill Road Rev A Landscape maintenance report (20_210_R01a) Reason: To secure the proper planning of the area in accordance with Development Plan policies.

No development shall commence, including site preparation works, until details of the access proposals from Windmill Road have been submitted to the Local Planning Authority and approved in writing, in consultation with the Local Highway Authority. The detailed design shall be in broad compliance with drawing numbered: Highways General Arrangements (Sheet 1 of 2) RDG-XX-ST-PL-C-0021 P01, Highways General Arrangements (Sheet 2 of 2) RDG-XX-ST-PL-C-0022 P02 and Phoenix Trail Crossing Layout 5012573-RDG-XX-XX-DR-C-2621 P03. The access proposals, including footway and lighting as appropriate, shall be supported by Stage 1 / 2 Road Safety Audit(s) and specify visibility splays, vehicle tracking, signing and lining and make provision for the vehicle and pedestrian access requirements, including turning of vehicles. The access shall be completed in accordance with the approved plans and the Construction Traffic Management Plan pursuant to condition 17 before any other works are undertaken and thereafter maintained in accordance with the approved details. Reason: To ensure that a safe and satisfactory access is provided to serve the development in accordance with South Oxfordshire Local Plan Policy TRANS5.

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 points 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: In the interests of the visual appearance of the development in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development detailed plans showing the proposed lighting scheme together with street trees and landscaping, subterranean drainage and services, all to be illustrated on the same drawing, have been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be completed in accordance with the approved details. Reason: In the interests of the visual appearance of the development and to safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

The hard and soft landscaping scheme as detailed on plan number 20_210_D101 Rev G shall be implemented prior to the first occupation or use of the development hereby approved and thereafter be maintained in accordance with the approved scheme. 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, a new tree or shrub or equivalent number of trees or shrubs, as the case may be, of a species first approved by the Local Planning Authority, shall be planted and properly maintained in a position or positions first approved in writing 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.

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained, and the trees shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in relation to design, demolition and construction" that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The agreed measures shall be kept in place during the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development above slab level hereby approved 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 Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement (Thame CLT energy statement rev A 10 February 2020 and updated SAP calculations 20 September 2021) hereby approved. A Verification Report shall be submitted for approval in writing by the Local Planning Authority The Verification Report shall 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 the commencement of development above slab level, details of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy EP3 of the South Oxfordshire Local Plan 2035.

The existing hedges on the land shall be protected whilst development operations are in progress, in accordance with a scheme to be first submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be implemented prior to the commencement of the development and kept in place during the entire course of development. Reason: To safeguard hedges which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

The development shall provide at least 0.3 ha of public open space including play areas and communal space as identified on plans numbered 20_210_D201 Rev B sheets 1-4. Details of the future management and maintenance of the open space, communal space and play areas shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The details shall include: a) Landscape treatment, details and age range of proposed play equipment, and any boundary treatment, street furniture including seats, bins etc. and proposed planting. b) Management responsibilities, maintenance schedules including safety inspections and replacement provisions. c) The stage at which the play area shall be provided relative to the commencement of the development and the management and maintenance of the area for a minimum period of 20 years from its first provision. The provision, management and maintenance shall be carried out in accordance with the approved details. Reason: To meet the need for public open spaces in accordance with Policy INF1 and CF5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement the development, including vegetation clearance or any ground works, 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, including an update badger survey which is no older than 6 months. Update surveys shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of relevant 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. i) Protected species licencing requirements (if any). 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 impact of development on biodiversity, in accordance with Policies ENV2 and ENV3 of the SOLP35 and the NPPF.

Prior to the commencement of the development, 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 biodiversity enhancements stated in section 5 of the supporting Ecological Impact Assessment (ADAS, January 2020). 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 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; Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements shall be delivered prior to the final occupation of the development. Reason: To secure biodiversity enhancements on site, in accordance with Policies ENV2 and ENV3 of the SOLP35 and the NPPF.

No development shall commence unless and until a certificate confirming the agreement of an Offsetting Provider to deliver a Biodiversity Offsetting Scheme totalling a minimum of 2.33 biodiversity units has been submitted to and agreed in writing by the Local Planning Authority. The written approval of the Council shall not be issued before the certificate has been issued by the Offset Provider. The details of biodiversity enhancements shall be documented by the Offset Provider and issued to the Council for their records. Reason: To compensate for the loss of biodiversity as a result of development, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035, and the NPPF

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 TRANS5 of the South Oxfordshire Local Plan 2035.

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 TRANS5 of the South Oxfordshire Local Plan 2035.

No development shall commence until a detailed sustainable drainage scheme has been submitted to and approved in writing by the local planning authority. This shall be based on Simpson report reference P20-141 revision A dated 13/04/2021, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No dwelling or building shall be occupied until the drainage works have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: - Drainage Catchment Plans; - Interpretive site investigation to include infiltration tests to BRE 365; - Detailed sustainable drainage layout drawings; - Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event; - Proposed site levels, floor levels and an exceedance plan; - SUDS features and sections; - Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate; - Drainage Construction Details; - 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.

The development shall not commence until a detailed foul drainage scheme has been submitted to and approved in writing by the Local Planning Authority. No dwelling or building shall be occupied until the foul drainage works to serve that dwelling have been carried out and completed in accordance with the approved details 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 occupation of the dwellings hereby permitted, the crossing of the Phoenix Trail shall be laid out in accordance with detailed plans that shall have been submitted to the and approved in writing by of the Local Planning Authority, in consultation with the County Council as Local Highway Authority and SUSTRANS. The crossing shall be constructed with priority given to users of the Phoenix Trail, and this arrangement shall be retained in perpetuity. Reason: To ensure the safe use of the Phoenix Trail is retained in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Before any of the dwellings hereby permitted are first occupied, the whole of the estate roads and footpaths (except for the final surfacing thereof) shall be laid out, constructed, lit and drained and if required temporary or permanent traffic calming shall be put in place in accordance with Oxfordshire County Council's Specifications. The final surfacing shall be implemented prior to the occupation of the final dwelling. 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 the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan (P20-141:SK05/A) and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the occupation of development hereby approved a maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works shall be 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 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 and trees on site e.g. Wildflower meadows, native or ornamental hedgerows. The schedule and plan shall be implemented in accordance with the agreed programme and details. 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.

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. All trees to be planted within hard surface areas shall be planted in the first planting season after the first use of the buildings. The trees must be planted into site specific tree pits that are of a crated pit design that incorporates technology that will enable trees 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. 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 in writing by the Local Planning Authority, shall be planted and maintained in accordance with the Landscape Management Plan (Condition 23) which shall be updated if necessary. 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.

Prior to the first occupation of the development, a SUDS Compliance report prepared by an appropriately qualified Engineer must be submitted to and approved by the Local Planning Authority. The report must suitably demonstrate that the sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This 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 future maintenance proposals to include the details of any management company set up to maintain features of the drainage scheme. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby approved, a scheme to provide an Electric Vehicle Charging Point for every dwelling shall be submitted to and approved in writing by the Local Planning Authority. The Electric Vehicle Charging Point shall be implemented prior to the occupation of each dwelling and thereafter retained as such. Reason: To ensure sustainable forms of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The development shall be carried out in accordance with the air quality mitigation measures outlined in section 3.3 of the Air Quality Assessment report dated 9 April 2021. Reason: To ensure satisfactory standards of air quality for residential occupiers in accordance with Policy EP1 of the South Oxfordshire Local Plan 2035.

No later than 6 months after the final occupation of the development hereby permitted, a traffic survey of the junction with the Phoenix Trail shall be carried out to determine if vehicles are giving way to pedestrians. The survey and findings, together with further mitigation, as required, in the form of signage, shall be submitted to and approved by the Local Planning Authority in consultation with SUSTRANS. The mitigation, if required, shall be implemented in accordance with the approved details. Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.