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: HEN-APT-ZZ-00-DR-A-PL-002 Rev 02
Lower Ground Floor: HEN-APT-ZZ-00-DR-A-PL-0099 Rev 04
Upper Ground Floor: HEN-APT-ZZ-00-DR-A-PL-0100 Rev 02
Level 01 Floor: HEN-APT-ZZ-00-DR-A-PL-0101 Rev 02
Level 02 Floor: HEN-APT-ZZ-00-DR-A-PL-0102 Rev 02
Level 03 Floor: HEN-APT-ZZ-00-DR-A-PL-0103 Rev 02
Roof Plan: HEN-APT-ZZ-05-DR-A-10-0104 Rev 01
Level 01 Plan: HEN-BHSL-SW-01-DR-L-0103 Rev D
Level 02 Plan: HEN-BHSL-SW-02-DR-L-0110 rev B
Level 03 Plan: HEN-BHSL-SW-03-DR-L-0104 Rev D
LGF Plan: HEN-BHSL-SW-LGF-DR-L-0101 Rev D
UGF Plan: HEN-BHSL-SW-GF-DR-L-0102 Rev D
Roof Plan: HEN-BHSL-SW-RF-DR-L-0105 Rev D
GA Plan: HEN-BHSL-SW-ZZ-DR-L-0100 Rev E
Levels Plan (1 of 2): HEN-BHSL-SW-ZZ-DR-L-0106 Rev C
Levels Plan (2 of 2): HEN-BHSL-SW-ZZ-DR-L-0107 Rev C
Tree retention and removal plan HEN-BHSL-SW-ZZ-DR-L-0001 Rev C
Tree Planting Plan: HEN-BHSL-SW-ZZ-DR-L-0200 Rev D
Tree and boundary planting strategy: HEN-BHSL-SW-ZZ-DR-L-0201 Rev D
Proposed Elevation East / West: HEN-APT-ZZ-ZZ-DR-A-PL-0301 Rev03
Proposed Elevation North / South: HEN-APT-ZZ-ZZ-DR-A-PL0300 Rev03
Proposed Section AA / BB: HEN-APT-ZZ-ZZ-DR-A-PL-0200 Rev02
Proposed Section CC / DD: HEN-APT-ZZ-ZZ-DR-A-PL-0201 Rev03
Proposed Section EE: HEN-APT-ZZ-ZZ-DR-A-PL-0202 Rev02
Flood Risk and outline Drainage Strategy
Reason: To secure the proper planning of the area in accordance with Development Plan policies.
That all existing buildings on the site shall be demolished before the new development hereby permitted commences, and any demolished material which is not to be utilised in the new development shall be removed from the land, unless an alternative scheme for the phased demolition of the building(s) and removal of materials is first submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure satisfactory comprehensive development in accordance with Policies DES1, DES2 and ENV1 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 for each development stage, demolition and construction, shall be submitted to and approved in writing by the Local Planning Authority.
The Arboricultural Method Statement (Demolition) 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) 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 during the DEMOLITION phase, 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 DEMOLITION; and provision for the regular reporting of continued compliance or any departure there from to the Local Planning Authority.
The Arboricultural Method Statement (Construction) must include the following:
(1) 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;
(2) 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;
(3) 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'.
(4) 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;
(5) 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.
(6) 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 during the CONSTRUCTION phase, 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 CONSTRUCTION; 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.
Related application(s):
P24/S3155/DISA 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 construction.
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.
Related application(s):
P24/S3063/DISPrior to the commencement of development, including vegetation clearance and demolition of the existing buildings, a Construction Environmental Management Plan for Biodiversity (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall include the following:
- Updated ecological surveys for the relevant habitats and species. Updated surveys shall follow national good practice guidelines;
- Risk assessment of potentially damaging construction activities;
- Identification of "biodiversity protection zones"
- Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction;
- The location and timing of sensitive works to avoid harm to biodiversity features;
- The times during construction when specialist ecologists need to be present on site to oversee works;
- Responsible persons and lines of communication;
- Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.
Reason: To protect the biodiversity features on the site in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035, and paragraphs 174 and180 of the NPPF.
Related application(s):
P24/S3194/DISNo development above slab level shall begin until a detailed sustainable drainage scheme, has been submitted to and approved in writing by the Local Planning Authority. This shall be based on the Flood Risk Assessment and Outline Drainage Strategy, By WSP 70086669-WSP-XX-XX-RP-CV-00001 August 2022, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development.
The development shall not be occupied until the surface drainage works to serve that section of the development have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include:
- Drainage Catchment Plans and outline strategy for the entire development;
- Information on proposed discharge rates with the overall discharge from the site restricted to the 1 in 1yr greenfield runoff rate for the worst case 1 in 1yr storm and the QBar greenfield runoff rate for the worst case 1:100yr + 40% storm;
- A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire";
- Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event based on using the latest FEH input data;
- Fully detailed sustainable surface water drainage layouts;
- 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 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 removal of the existing floor slab a detailed geo-environmental risk assessment has been submitted to and approved in writing by the Local Planning Authority. The risk assessment shall include:
- Infiltration testing to BRE 365
- Consideration of risk to groundwater from contaminants.
- Groundwater monitoring
- Assessment of risk of dissolution features of chalk and offset requirements from buildings for infiltration features
- Recommendations for internal road and footway construction, and ground improvements or reinforcement to mitigate should variable strength soils be discovered.
The development shall then be carried out in accordance with the recommendations of the risk assessment.
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 .
Related application(s):
P24/S3727/DISNo development above slab level shall begin until a detailed foul 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. No building shall be occupied until the foul drainage works to serve that section of the development have been carried out and completed in accordance with the approved details.
Reason: To ensure the proper provision of foul water drainage in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035 .
Prior to the removal of the existing floor slab 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 be submitted to and approved by the LPA to ensure the site will be rendered suitable for its proposed use (and implemented in accordance with Condition18 if required).
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.
Related application(s):
P24/S3728/DISNo development shall commence unless and until details of a Biodiversity Offsetting Scheme in accordance with the outcome of a biodiversity metric, which shall previously have been agreed in writing by the Local Planning Authority, has been submitted to and agreed in writing by the Local Planning Authority. A certificate confirming the agreement of an Offsetting Provider to deliver a Biodiversity Offsetting Scheme shall be 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 paragraphs 174 and180 of the NPPF.
Related application(s):
P24/S3296/DISNo 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.
No development above slab level shall take place until sample panels of facing brickwork showing the proposed colour, texture, facebond and pointing have been provided on site, together with plans indicating the location of each panel, and approved in writing by the Local Planning Authority. The sample panels shall be retained on site until the work is completed and the construction shall be carried out in accordance with approved panels.
Reason: To secure the variation in brickwork which is a key design feature of the building in accordance with policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.
Prior to the construction of the development hereby approved above slab level, details of the specification of glass coating to be applied to the external glazing of openings on the elevations, shall be submitted to and approved in writing by the Local Planning Authority, and thereafter the glazing shall be implemented and retained in perpetuity in accordance with the approved details.
Reason: To minimise visible light transmittance and prevent illumination and light spill for the protection of 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.
Prior to the construction of any development above slab level and concurrent with the submission of comprehensive details of the proposed landscape works, required by condition 16, a maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works, and all retained trees 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.
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.
The schedule and plan shall be implemented in accordance with the approved 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.
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, the treatment of the access road and hard standings, and the provision of boundary treatment 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 development 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 the development above new slab level, details (including specification, position, height, orientation) of a scheme of biodiversity enhancements to be provided, shall be submitted to and approved in writing by the local planning authority. The scheme shall be designed in conjunction with a suitably qualified ecologist and bird/bat boxes, including for owls, shall be integrated into the fabric of the development. Thereafter, the development shall be implemented in accordance with the approved details and all features provided prior to first use.
Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF.
The development shall not be occupied until any previously approved remediation strategy (condition 10) 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 the first occupation 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. The Green Travel plan measures shall be implemented as approved 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.
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 above slab level. All spaces shall be covered and secure.
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 first occupation of the development hereby approved, a scheme to provide Electric Vehicle Charging Points shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the Electric Vehicle Charging Points shall be implemented prior to the occupation of the development.
Reason: To ensure sustainable forms of transport in accordance with Policies TRANS5, ENV12 and EP1 of the South Oxfordshire Local Plan 2035.
The developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken. Where land contamination investigation/remedial works are required this must 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' and 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.
All carbon reduction energy efficiency measures shall be implemented in accordance with the Energy and Sustainability Statement (August 2022) hereby approved. Prior to first occupation 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 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 tree/s must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates 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 shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development on the site. 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.
Prior to occupation 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 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 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 proper provision of surface water drainage in a sustainable way and to ensure flooding is not exacerbated in the locality in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035 .
No external lighting shall be installed on the site other than in accordance with details, which have first been submitted to and approved in writing by the Local Planning Authority. Details shall include location of the external lights and product specification.
Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1, ENV2, ENV3 and ENV12 of the South Oxfordshire Local Plan 2035.
Except in the case of that identified in the approved plans Levels Plan (1 of 2): HEN-BHSL-SW-ZZ-DR-L-0106 Rev C and Levels Plan (2 of 2): HEN-BHSL-SW-ZZ-DR-L-0107 Rev C, no change in the levels of the land shall take place.
Reason: In the interests of the visual appearance of the development in accordance with Policies ENV1, DES1 and DES2 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.