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): P22/S2282/DIS, P22/S3919/DIS, P22/S4277/DIS, P22/S4322/DIS, P22/S4465/DIS, P22/S4577/DIS, P23/S1372/DIS, P23/S2485/DIS, P23/S2599/DIS, P23/S3250/DIS, P23/S4018/DIS, P24/S0920/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, UKA07-FDG-C8-02-DR-A-10104 P02, UKA07-FDG-C8-03-DR-A-10105 P02, UKA07-FDG-C8-R1-DR-A-10106 P02, UKA07-FDG-C8-ZZ-DR-A-10115 P02, UKA07-FDG-C9-01-DR-A-10108 P03, UKA07-FDG-C9-02-DR-A-10109 P03, UKA07-FDG-C9-03-DR-A-10110 P03, UKA07-FDG-C9-ZZ-DR-A-10113 P03, UKA07-FDG-C9-ZZ-DR-A-10117 P03, UKA07-FDG-C9-ZZ-DR-A-10118 P03, UKA07-TT-00-XX-DR-A-10101 P06, UKA07-TT-C9-ZZ-DR-A-10114 P02, UKA07-TT-C9-00-DR-A-10107 P02, UKA07-ALA-00-XX-DR-L-0002 S2 P08, UKA07-ALA-00-XX-DR-L-0001 S2 P08, UKA07-ALA-00-XX-DR-L-0003 S2 P08, UKA07-ALA-00-XX-DR-L-0004 S2 P08, UKA07-FDG-C9-ZZ-DR-A-10120 P03, UKA07-TT-C8-ZZ-DR-A-10112 Rev P02, UKA07-TT-C8-ZZ-DR-A-10111 Rev P03, UKA07-TT-C8-ZZ-DR-A-10119 Rev P03, UKA07-TT-C8-01-DR-A-10103 Rev P03, UKA07-TT-C8-00-DR-A-10102 Rev P03, UKA07-TT-00-XX-DR-A-10100 Rev P02 and UKA07-TT-C8-ZZ-DR-A-10116 Rev P03, 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): P23/S2599/DIS

No development above slab level shall take place until a photographic schedule of all materials to be used in the external construction and finishes of the development hereby permitted has been 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 the construction of any development above slab level a scheme for the landscaping of the site, including the planting of live trees and shrubs, shall be submitted to and approved in writing by the Local Planning Authority. These details shall include schedules of new trees 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), any earth moving operations and finished levels/contours, and an implementation programme. The scheme shall be implemented prior to the first occupation or use of the development hereby approved or in accordance with an agreed programme for implementation 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 works commencing above slab level unless and until a certificate confirming the agreement of an Offsetting Provider to deliver a Biodiversity Offsetting Scheme totalling a minimum of 1.18 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 net loss of biodiversity resulting from the development by providing biodiversity enhancements off site in accordance with Policy ENV3 of the SOLP and paragraphs 174 and 180 of the NPPF.

Prior to the commencement of development above slab level, details (including the specification and position) of the faunal biodiversity enhancements recommended in section 10.16 of the supporting Preliminary Ecological Appraisal Report (Lockhart Garratt, February 2021, Ref: 20-4373) shall be submitted to and approved in writing by the local planning authority. Thereafter, the development shall be implemented in accordance with the approved details and all biodiversity enhancements delivered on site prior to first use. Reason: To secure biodiversity enhancements on site, in accordance with Policies ENV2 and ENV3 of the SOLP, and paragraphs 174 and 180 of the NPPF.

Prior to the commencement of drainage works, a full surface water drainage scheme that shall include the following shall be submitted to and approved in writing by the local planning authority; a) The SuDS hierarchy for discharging surface water drainage should be followed and demonstrated with design plans, details and calculations; b) Design calculations for the proposed SuDS features, for all relevant return periods (1 in 1 year, 1 in 30 year and 1 in 100 year + 40% climate change) demonstrating the critical duration used for design; c) The undertaking of permeability tests to BRE 365 to determine the soakage potential for SuDS of the proposed development; d) Details that the proposed infiltration SuDS feature is not located in contaminated land and that a 1m freeboard is provided between the groundwater level and the base of the infiltration SuDS feature. For open SuDS features a freeboard or 300mm should be provided above the maximum water level for the critical storm event of 1 in 100 year + 40%cc; e) Details of the future maintenance and management of all SuDS features; f) Information on overland flood flow paths and their maintenance should be demonstrated. An exceedance flow route plan for the entire site should be provided with levels to indicate that all surface water falls away from buildings and that exceedance flows are contained within the site boundary. g) Measures to mitigate the risk of surface water run-off polluting waters. The scheme shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the construction of any development above slab level a detailed plan showing provision for 231 car parking spaces to be accommodated within the site, shall be submitted to and approved in writing by the Local Planning Authority and such parking facilities shall be laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with the approved details prior to the first occupation of the development hereby permitted. Thereafter the car parking spaces 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 to ensure the provision of off-street car parking in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

No development shall be occupied until confirmation has been provided that either: 1. Capacity exists off site to serve the development, or 2. A development and infrastructure phasing plan has been agreed with the Local Authority in consultation with Thames Water. Where a development and infrastructure phasing plan is agreed, no occupation shall take place other than in accordance with the agreed development and infrastructure phasing plan, or 3. All wastewater network upgrades required to accommodate the additional flows from the development have been completed. Reason: To ensure that the development will demonstrate adequate water supply in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

That prior to the first use of the development hereby permitted confirmation shall be provided that either: - All water network upgrades required to accommodate the additional flows to serve the development have been completed; or - A development and infrastructure phasing plan has been agreed with Thames Water to allow development to be occupied. Where a development and infrastructure phasing plan is agreed no occupation shall take place other than in accordance with the agreed 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.

Cycle parking facilities shall be provided prior to the first use 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 occupation of the 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.

Prior to 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 TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to the first use of the development hereby permitted an updated Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to first use of the development hereby permitted, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement (Research and Development Building : Energy Statement Report AA100140-65 January 2021) 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. 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.

That, unless otherwise agreed in writing by the council the development shall be carried out in accordance with the Construction Traffic Management Plan (CTMP) dated 04/04/2022 submitted in support of the application. 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.

That, within 12 months of the first use of the building hereby approved, it must be demonstrated that it has achieved at least a BREEAM Excellent standard. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

The tree protection details as shown on the approved Arboricultural Method Statement Version 2 dated April 2021 shall be put in place prior to any on site works including demolition and thereafter retained in situ for the duration of the construction of the development. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

The development hereby approved shall be implemented in accordance with the recommended ecological mitigation measures stated in sections 10.8 and 10.10 of the supporting Preliminary Ecological Appraisal Report (Lockhart Garratt, February 2021, Ref: 20-4373). Reason: To minimise the ecological impacts of development, in accordance with Policies ENV2 and ENV3 of the SOLP, and paragraphs 174 and 180 of the NPPF.

Any external lighting will only be permitted in accordance with a lighting scheme to be submitted to and approved in writing by the Local Planning Authority prior to the first use of the development hereby approved. Details shall include: a) Details of all the equipment uses, specific lamps, luminaries and columns with images. b) For each luminaire a full technical specifications (e.g. wattage, colour rating) c) Isolux diagrams overlaid over the site and adjacent areas d) Details of lighting operation hours e) Confirmation to which Institution of Lighting Engineers Environmental Management Zones the scheme conforms to. Any such lighting shall be implemented in accordance with the approved details and 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 ENV12 of the South Oxfordshire Local Plan 2035.