Planning Application Details

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: Site Location Plan 20305D-RPS-00-XX-DR-A-9500 P01 Master Site Plan 20305D-RPS-00-XX-DR-A-9501 P02 Master Site Plan - Planning Boundaries & Site Areas 20305D-RPS-00-XX-DR-A-9503 P01 Masterplan Fence Types 20305D-RPS-00-XX-DR-A-9504 P02 Site Sections and Elevations 20305D-RPS-00-XX-DR-A-9507 Ground Floor General Arrangement 20305D-RPS-01-XX-DR-A-9515 P01 Roof Level General Arrangement 20305D-RPS-01-XX-DR-A-9519 P02 Building Sections 20305D-RPS-01-XX-DR-A-9521 P01 Building Elevations 20305D-RPS-01-XX-DR-A-9522 P01 Ancillary - Gatehouse GA 20305D-RPS-03-XX-DR-A-9540 P01 Ancillary - Sprinkler Tank & Pump Room GA 20305D-RPS-02-XX-DR-A-9542 P01 Ancillary - Fuel Tank GA 20305D-RPS-05-XX-DR-A-9543 P01 Ancillary - MV Room GA 20305D-RPS-04-XX-DR-A-9544 P01 Ancillary - Temporary MV Compound Buildings GA, Sections & Elevations 20305D-RPS-40-XX-DR-A-9545 P01 Ancillary - Permanent MV Compound Buildings GA, Sections & Elevations 20305D-RPS-50-XX-DR-A-9546 P01 Landscape Strategy Sheet 1 20305D-RPS-00-XX-DR-A-9530 P09 Landscape Strategy Sheet 2 20305D-RPS-00-XX-DR-A-9531 P09 Landscape Sections 20305D-RPS-00-XX-DR-A-9532 P09 Grassland Management Plan Sheet 1 20305D-RPS-00-XX-DR-A-9533 P05 Grassland Management Plan Sheet 2 20305D-RPS-00-XX-DR-A-9534 P05 Landscape Sections 20305D-RPS-00-XX-DR-A-9535 P01 Tree Removal & Retention Plan - Sheet 1 20305D-RPS-00-XX-DR-A-9563 Rev B Tree Removal & Retention Plan - Sheet 2 20305D-RPS-00-XX-DR-A-9564 Rev B Tree Protection Plan 20305D-RPS-00-XX-DR-A-9565 Rev B Existing Drainage & Levels 20305D-RPS-00-XX-DR-C-9610 P02 Cut & Fill Analysis 20305D-RPS-00-XX-DR-C-9620 P02 Proposed Levels 20305D-RPS-00-XX-DR-C-9600 P02 Surface Water Drainage Layout 20305D-RPS-00-XX-DR-D-9630 P03 Surface Water Catching Phasing 20305D-RPS-00-XX-DR-D-9631 P03 Pond Details 20305D-RPS-00-XX-DRD9632 P02 Foul Water Drainage Layout 20305D-RPS-00-XX-DR-D-9635 P02 Site Entrance Layout 20305D-RPS-00-XX-DR-C-9650 P02 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9570 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9571 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9572 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9573 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9574 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9575 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9577 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9577 P03 Detailed Landscape Proposals 20305D-RPS-00-XX-DR-A-9578 P03 Typical Soft Tree Pit Detail 20305D-RPS-00-XX-DR-A-9579 P03 Site Lighting Layout 20305D-CON-00-XX-RP-E-9735 Rev D 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): P22/S1216/DIS, P22/S3453/DIS, P22/S4016/DIS, P23/S1369/DIS, P23/S2459/DIS

Details of the appearance (including external construction materials) for unit 2 and its associated landscaping (the reserved matters) shall be submitted to and approved in writing by the Local Planning Authority within three years of the date of this permission. No development in connection with unit 2 shall be commenced prior to the approval of all of the respective reserved matters, and the development shall be carried out in accordance with all of the reserved matters. Reason: The application for unit 2 has been made in outline and is not accompanied by the details of these reserved matters. Related application(s): P22/S1216/DIS

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.

The development of unit 2 shall be begun within a period of two years from the date of the approval of the reserved matters or, in the case of different dates, the date of the approval of the last reserved matter to be approved. 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.

The development shall be built using only the external materials specified on the forms and/or shown on the approved drawings the subject of this planning permission, unless otherwise first agreed in writing by the Local Planning Authority. Reason: In the interest of visual amenity (Policies CP37 of the adopted Vale of White Horse Local Plan 2031 Part 1 and DES1 of the South Oxfordshire Local Plan 2035).

Prior to first occupation of unit 1, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement hereby approved and a Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall demonstrate (with photographic evidence) that the energy efficiency measures have been implemented and that the BREEAM Excellent standard has been achieved. 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 Policies CP40 of the Vale of White Horse Local Plan 2031 Part 1 and DES10 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development on unit 2, an Energy Statement, including SAP calculations in line with the recognised methodology set by Government, demonstrating how the development will achieve at least a 40% reduction in carbon emissions compared with code 2013 Building Regulations and details of how this will be monitored shall be submitted to the local planning authority and approved in writing. Reason: To ensure high standards of sustainable design and construction in accordance with Policies CP40 of the Vale of White Horse Local Plan 2031 Part 1 and Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to first occupation of unit 2, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement approved under condition 7 and a Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall demonstrate (with photographic evidence) that the energy efficiency measures have been implemented and that the BREEAM Excellent standard has been achieved. 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 Policies CP40 of the Vale of White Horse Local Plan 2031 Part 1 and Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development for unit 2, a detailed scheme for the surface water and foul water drainage for unit 2 shall be submitted to and approved in writing by the Local Planning Authority. This shall be based on the Drainage Design Philosophy by RPS reference 20305D-RPS-XX-XX-RP-C-9605 F03 dated 05 May 2021, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. The approved scheme shall be fully implemented prior to the first occupation of unit 2. Reason: To ensure the effective drainage of the site and to avoid flooding and in the interest of public health (Policies CP42 of the adopted Vale of White Horse Local Plan 2031 Part 1, DP23 of the adopted Vale of White Horse Local Plan 2031 Part 2 and EP4, INF4 and DES6 of the South Oxfordshire Local Plan 2035).

Unit 1 shall not be occupied until the foul drainage and surface water works to serve that section of the development have been carried out and completed in accordance with drainage report 20305D-RPS-XX-XX-RP-C-9605 F03 dated 05 May 2021 (and drawings referenced within), and prior to the first occupation of each unit, a SUDS Compliance report for that building / phase to which it relates, prepared by an appropriately qualified Engineer shall be submitted to and approved by the Local Planning Authority. The report shall suitably demonstrate that the sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations) and 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 photographs and 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) Confirm details of any management company set up to maintain the system Reason: To ensure the effective and sustainable drainage of the site in the interests of public health and the avoidance of flooding (Policies CP42 of the adopted Vale of White Horse Local Plan 2031 Part 1, DP23 of the adopted Vale of White Horse Local Plan 2031 Part 2 and EP4, INF4 and DES6 of the South Oxfordshire Local Plan 2035).

The development shall not be occupied until all construction phase mitigation requirements specified in Section 8 of the BWB Remediation Strategy Report for Former Didcot A Power Station Didcot Document Reference DID-BWB-ZZ-XX-RP-YE-0005_RS_P01 dated March 2019 (the approved remediation strategy) 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. (Policy DP27 of the adopted Local Plan 2031 Part 1).

Notwithstanding any details shown on the approved drawings, prior to the first use or occupation of unit 1, a revised and fully detailed landscape scheme with planting plans shall be submitted to and approved in writing by the Local Planning Authority. Following approval, all hard and soft landscape works shall be completed in accordance with the details approved within the first planting season following first occupation of the unit 1 building. 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 (Policies CP44 of the adopted Vale of White Horse Local Plan 2031 Part 1 and ENV1 of the South Oxfordshire Local Plan 2035).

Prior to the occupation of Unit 1, a Community Employment Plan (CEP) for the site shall be submitted to and approved in writing by the Local Planning Authority. The CEP shall where possible; i) address the local employment situation, identify the areas of need and opportunity for the site to address them. ii) provide an assessment of the temporary, contract, part-time and full time employment and any training opportunities to the employees that would work within the final development. iii) address the District, County and Local Enterprise Partnership economic and employment priorities and the opportunity for the site to contribute to these aims. iv) provide details of the proposed project management plans and timetables for recruitment of local individuals within the Oxfordshire County area in partnership with local employment organisations and training providers. Prior to commencing building work on unit 2, an updated Community Employment Plan (CEP) shall be submitted to and approved in writing by the Local Planning Authority. The CEP shall where possible; i) address the local employment situation, identify the areas of need and opportunity for the site to address them. ii) provide an assessment of the temporary, contract, part-time and full time employment and any training opportunities for the site from the initial constructions phases to the employees that would work within the final development iii) address the District, County and Local Enterprise Partnership economic and employment priorities and the opportunity for the site to contribute to these aims. iv) provide details of the proposed project management plans and timetables for recruitment of local individuals within the Oxfordshire County area in partnership with local employment organisations and training providers. Reason: To secure sustainable economic growth in order to create jobs, reduce unemployment and to increase prosperity within Oxfordshire in accordance with Government advice contained in the NPPF and policy DP11 of the adopted Local Plan 2031 Part 2).

Prior to the first use or occupation of the building to which it relates, access, parking (vehicle and cycle) and turning space shall be constructed and associated visibility splays provided in accordance with the details shown on approved drawings 20305D-RPS-00-XXDR-A-9501 P02 and 20305DRPS-00-XX-DR-C-9650 P02. Thereafter, parking and turning areas shall be kept permanently free of any obstruction to such use and visibility splays shall be permanently maintained free from obstruction to vision. Reason: In the interest of highway safety (Policies CP35, CP37 and DP16 of the adopted Vale of White Horse Local Plan 2031 and TRANS5 of the South Oxfordshire Local Plan 2035).

Development shall be undertaken in accordance with the Construction Traffic Management Plan ref 20305D-RPS-XX-XX-RP-P-9731 dated 20 July 2021. Reason: In the interest of highway safety (Policies CP35, CP37 and DP16 of the adopted Vale of White Horse Local Plan 2031 and TRANS5 of the South Oxfordshire Local Plan 2035).

All tree protection measures set out in the Arbororicultural Impact Assessment ref 20305D-RPS-XX-XX-RP-P-9733 dated 5 May 2021 and shown on the Tree Protection Plan 20305D-RPS-00-XX-DR-A-9565 Rev B shall be installed prior to the commencement of any development and shall remain in place for the duration of construction. Reason: To protect trees in the interest of visual amenity (Policies CP44 of the adopted Vale of White Horse Local Plan 2031 Part 1 and ENV1 of the South Oxfordshire Local Plan 2035).

All external lighting shall be installed in accordance with the Site Lighting Layout 20305D-CON-00-XX-RP-E-9735 Rev D and (where superseded) with the specifications and locations set out in the external lighting design report ref 2305D-CON-XX-XX-RP-E-9735, dated 27 April 2021. Under no circumstances should any other external lighting be installed without the prior consent from the Local Planning Authority. Reason: To ensure the protection of protected species (Policies CP46 of the adopted Vale of White Horse Local Plan 2031 Part 1 and ENV3 of the South Oxfordshire Local Plan 2035).

Testing of the Emergency Generators shall only take place Monday to Friday between 0700 and 1900 and at no time on Saturdays, Sundays or Public Holidays. Reason: In the interest of amenity (Policies DP25 of the adopted Vale of White Horse Local Plan 2031 Part 2 and ENV12 and DES6 of the South Oxfordshire Local Plan 2035).

Outside of testing, the emergency generators must only be used where there is a loss of utility power or where critical maintenance or infrastructure replacement is being undertaken which prevents utility power supplying the facility. In the event of the emergency loss of utility power, the operator shall notify the Environmental Protection Team of South Oxfordshire and Vale of White Horse District Councils as soon as possible and in any event no later than the end of the current working day. In the event of activation after 1700 or on weekends or public holidays, then notification shall take place before the end of the next working day. Contact may be by e-mail to env.health@southandvale.gov.uk or by telephone to 01235 422403. Reason: In the interest of amenity (Policies DP25 of the adopted Vale of White Horse Local Plan 2031 Part 2 and ENV12 and DES6 of the South Oxfordshire Local Plan 2035).

Prior to the first use of occupation of the new building, an updated travel plan based on outline travel plan ref 20305D-RPS- XX-XX-RP-D-9730 dated 13 April 2021 shall be submitted to and approved in writing by the Local Planning Authority. The travel plan shall be implemented and thereafter managed in accordance with the measures stated in the approved plan. Any variation from the approved details shall first be approved in writing by the Local Planning Authority. Reason: To encourage the use of sustainable modes of transport (Policies CP33, CP35 and DP17 of the adopted Vale of White Horse Local Plan 2031 and TRANS2 of the South Oxfordshire Local Plan 2035).

The proposed buildings shall only be used as a data centre (Use Class B8) and shall not be used for any other purpose within Use Class B8 and the Use Class Order 1987 or any other variant as updated. Reason: An alternative use could generate additional traffic movements that could have a severe impact on the local road network and to ensure adequate car parking is provided on site (Policies CP35 of the Vale of White Horse Local Plan 2031 Part 1 and TRANS5 of the South Oxfordshire Local Plan 2035).

The creation of new additional floorspace within the development other than into which people do not normally go or only go intermittently for the purposes of inspecting or maintaining the data centres shall not be undertaken without the prior written consent of the Local Planning Authority. Reason: To prevent further intensification of the permitted use which could generate additional traffic movements that could have a severe impact on the local road network (Policies CP35 of the Vale of White Horse Local Plan 2031 Part 1 and TRANS5 of the South Oxfordshire Local Plan 2035).

Prior to the first use or occupation of Unit 1, a method statement for biodiversity enhancements relating to the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The method statement should be in accordance with the Biodiversity Net Gain Assessment Update (RPS, May 2021) ("the Assessment") and detail how the biodiversity gains contained within the Assessment and relating to the development will be achieved on site, in addition to proposing a scheme of faunal enhancements (bat boxes, bird boxes, etc.). Thereafter, the approved biodiversity enhancement measures including the approved scheme of faunal enhancements shall be delivered on site prior to first use or occupation of [unit 1] and retained as such thereafter. Reason: To promote the preservation and enhancement of biodiversity (Policies CP46 of the Vale of White Horse Local Plan 2031 Part 1 and ENV3 of the South Oxfordshire Local Plan 2035 and paragraph 174 of the NPPF).