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/S1392/DIS, P22/S2149/DIS, P23/S3899/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 21-J3641-008, 21-J3641-003A, 21-J3641-006A, 21-J3641-002A, 21-J3641-001A, 21 J3641 0004, 21 J3641 005 and 21 J3641 LP01, 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/S1392/DIS, P22/S2149/DIS

The exterior of the development hereby permitted shall only be constructed in the materials specified on the plans/supporting documents hereby approved or in materials which shall previously have been approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with Policies H1, DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035 and Policy DQS1 of the Henley and Harpsden Neighbourhood Plan 2016. Related application(s): P22/S1392/DIS, P22/S2149/DIS

Prior to the construction of the development hereby approved above slab level, details of the specification of the glass coating of the external glazing to prevent illumination and light spill to a maximum visible light transmission of 70%, shall be submitted to and approved in writing by the Local Planning Authority, and thereafter the glazing shall be implemented and retained in accordance with the approved details. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1, and ENV12 of the South Oxfordshire Local Plan 2035 and Policy EN1 and DQS1 of the Henley and Harpsden Neighbourhood Plan 2016. Related application(s): P22/S1392/DIS, P22/S2149/DIS

The applicant, or their agents or successors in title, shall be responsible for organising and implementing an archaeological watching brief, to be maintained during the period of construction/during any groundworks taking place on the site where these may exceed a depth of 1.30m below existing ground level. The watching brief shall be carried out by a professional archaeological organisation in accordance with a Written Scheme of Investigation that has first been approved in writing by the Local Planning Authority. Reason: To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with Policy ENV9 of the of the South Oxfordshire Local Plan 2035 and the National Planning Policy Framework. Related application(s): P22/S2149/DIS

Following the approval of the Written Scheme of Investigation referred to in condition 5, no development shall commence on site within the areas of identified archaeological sensitivity without the appointed archaeologist being present. Once the watching brief has been completed its findings shall be reported to the Local Planning Authority, as agreed in the Written Scheme of Investigation, including 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 archaeological fieldwork. Reason: To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with Policy ENV9 of the of the South Oxfordshire Local Plan 2035 and the National Planning Policy Framework. Related application(s): P22/S1392/DIS, P22/S2149/DIS

The development hereby approved shall be implemented in accordance with all of the ecological mitigation measures stated in section 5 of the supporting Preliminary Ecological Appraisal (Harris Lamb Property Consultancy, July 2021, Ref: PE0148). Reason: To protect the important species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and the National Planning Policy Framework and Policy EN1 of the Henley and Harpsden Neighbourhood Plan 2016. Related application(s): P22/S1392/DIS

Prior to the commencement of works above slab level, a biodiversity enhancement plan (BEP) shall be submitted to and approved in writing by the local planning authority. The BEP shall incorporate the ecological enhancement measures stated in in section 5 of the supporting Preliminary Ecological Appraisal (Harris Lamb Property Consultancy, July 2021, Ref: PE0148) and the Biodiversity Impact Statement (Harris Lamb Property Consultancy, September 2021). Detailed plans showing the position and specification of ecological enhancement features shall be provided as part of the BEP. Thereafter, the development shall be implemented in accordance with the approved BEP, with all biodiversity enhancement features and planting provided on site prior to first occupation. Reason: To secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and the National Planning Policy Framework and Policy EN1 of the Henley and Harpsden Neighbourhood Plan 2016.

Prior to the commencement of development, a full surface water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details prior to the first 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 Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

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 shall be submitted to and approved in writing by the Local Planning Authority. The Arboricultural Method Statement must include the following: (1) 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. 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 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 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 and to ensure no net loss of tree canopy cover in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035 and Policy DQS1 of the Henley and Harpsden Neighbourhood Plan 2016.

Prior to first implementation of the development, the existing means of access onto Gillots Lane shall be improved and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken, details to be submitted for approval. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development, vision splays measuring 2.4 metres by 43 metres shall be provided to each side of the access and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development, hereby approved, the parking and turning areas and passing space along the access shall be provided in accordance with the approved plan 21-J3641-001A 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.

Details of the cycle parking provision, to standards, including for visitors, in the form of Sheffield type stands, covered and secure and allocated adjacent to the building entrance, shall be submitted for approval. Reason: In the interests of providing adequate cycle storage in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

No surface water from the development shall be discharged onto the adjoining highway Reason: In the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Any gates provided shall be set back a minimum of 5.0 metres from the edge of the carriageway and shall open inwards into the site. Reason: To ensure that vehicles may wait clear of the highway while the gates are opened or closed in the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Details of the proposed new gate serving the vehicular access off Gillot's Lane shall be submitted to and approved in writing by the Local Planning Authority prior to its installation. Reason: In the interests of the visual appearance of the development in accordance with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035 and Policy DQS1 of the Henley and Harpsden Neighbourhood Plan 2016.

Prior to first occupation, 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. 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 first occupation of any apartment hereby approved, a scheme to provide each apartment with Electric Vehicle Charging Points shall be submitted to and approved in writing by the Local Planning Authority. Thereafter each Electric Vehicle Charging Point shall be implemented prior to the occupation of the apartment it would serve. Reason: To ensure sustainable forms of transport are provided in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

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 occupation 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.