Planning Application Details

P22/S3033/FULApplication Type: Full Application (Show Map - opens in new window)
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 Current stage
 
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Application registered
Consultation period
Application under consideration
Decision made
Description
Demolition of the existing office floorspace and construction of an Extra Care residential development (C2 Class Use) together with ancillary amenity spaces, landscaping, car and cycle parking and associated plant. (As amplified by additional information received 30 January 2023 and amended by plans and information received 27 February 2023, 8 and 16 August 2023)
Location
The Smith Centre Fairmile Henley-on-Thames RG9 6AB
Grid Reference
/
Applicant
Elysian Henley LP and Aerof Henley Limited
C/o Agent
Agent
DP9 Ltd
100 Pall Mall
St James's
London
SW1Y 5NQ
Case Officer
Nicola Smith
Telephone: 01235 422600
Email: planning@southoxon.gov.uk
View officers committee report (22/11/2023) here
Consultation / Notification
No further Representations on this application will be accepted.

Consultations / Notifications to date are shown below.

Name / Number
Date Sent
Response Date
 
106 Infrastructure and Development
16 08 2023
16 08 2023
 
Air Quality
16 08 2023
12 09 2023
 
Bix & Assendon Parish Council
Karen wheeler
Home cottage
Nuffield lane
Oakley court
Wallingford
OX10 6QJ
16 08 2023
10 01 2023
 
CPRE South Oxfordshire District Committee
16 08 2023
13 07 2023
 
Chilterns Conservation Board
16 08 2023
14 08 2023
 
Chilterns Conservation Board
16 08 2023
08 03 2023
 
Community Infrastructure Officer & 106 Officer
16 08 2023
17 08 2023
 
Conservation Officer (South and Vale)
16 08 2023
25 08 2023
 
Contaminated Land
16 08 2023
31 08 2023
 
Drainage - (South&Vale)
16 08 2023
24 08 2023
 
Economic Development
16 08 2023
 
Energy Assessor (ESE Ltd)
16 08 2023
09 03 2023
 
Forestry Officer (South and Vale)
16 08 2023
27 09 2023
 
Henley-on-Thames Town Council
c/o Sheridan Jacklin-Edward
Council Offices
Town Hall
Market Place
HENLEY-ON-THAMES
RG9 2AQ
16 08 2023
31 08 2023
 
Housing Development
16 08 2023
31 08 2023
 
Landscape Architect (South and Vale)
16 08 2023
20 09 2023
 
Oxfordshire County Council - Single Response
16 08 2023
21 09 2023
 
South and Vale Countryside Officer
16 08 2023
27 10 2023
 
Thames Water Development Control
16 08 2023
22 08 2023
 
The Henley Society (Planning)
25 10 2023
 
The Henley Society (Planning)
16 08 2023
16 08 2023
 
Waste Management Officer (District Council)
16 08 2023
18 08 2023
 
Mile End
Lower Assendon
Henley-On-Thames
RG9 6AL
16 08 2023
22 08 2023
 
Cemetery Lodge
Fairmile
Henley-On-Thames
RG9 6AA
16 08 2023
14 08 2023
 
North Ridge
Bix
Henley-On-Thames
RG9 6BP
16 08 2023
14 08 2023
 
50 Allnatt Avenue
Wallingford
OX10 0PJ
16 08 2023
16 06 2023
 
9 Hawthorne Drive
Kingwood
Henley-On-Thames
RG9 5WE
16 08 2023
16 06 2023
 
ENTERED IN ERROR
ENTERED IN ERROR
16 06 2023
 
Upper Thorpe
Hagbourne Road
Aston Upthorpe
Didcot
OX11 9EE
16 08 2023
16 06 2023
 
Well Cottage
Stoke Row
Henley-On-Thames
RG9 5QH
16 08 2023
16 06 2023
 
consulted by email
16 08 2023
16 06 2023
 
DUPLICATE ERROR
consulted by email
16 08 2023
16 06 2023
 
consulted by email
16 08 2023
16 06 2023
 
Anon-Email Returned
consulted by email
16 06 2023
 
consulted by email
16 08 2023
16 06 2023
 
24 Sedgewell Road
Sonning Common
Reading
RG4 9TA
16 08 2023
13 06 2023
 
3a Savill Court
1-3 Fairmile
Henley-On-Thames
RG9 2JR
16 08 2023
13 06 2023
 
consulted by email
16 08 2023
13 06 2023
 
consulted by email
16 08 2023
13 06 2023
 
consulted by email
16 08 2023
13 06 2023
 
consulted by email
16 08 2023
13 06 2023
 
13 Rowan Close
sonning common
rg49ld
16 08 2023
02 06 2023
 
5 Hazel Grove
Wallingford
OX10 0TA
16 08 2023
02 06 2023
 
Hawthorns
Goring Road
Woodcote
RG8 0QE
16 08 2023
02 06 2023
 
consulted by email
16 08 2023
02 06 2023
 
147 Thame Road
Warborough
Wallingford
OX10 7DD
16 08 2023
24 05 2023
 
28 St Nicholas Road
Wallingford
OX10 8HT
16 08 2023
24 05 2023
 
4 Corner Cottages
Goring Road
Woodcote
Reading
RG8 0QG
16 08 2023
24 05 2023
 
9 West Chiltern
Woodcote
Reading
RG8 0SG
16 08 2023
24 05 2023
 
The Miller Mansfield Cottage
High Street
Goring
Reading
RG8 9AW
16 08 2023
17 05 2023
 
consulted by email
16 08 2023
17 05 2023
 
Jeam - email returned
consulted by email
17 05 2023
 
consulted by email
16 08 2023
17 05 2023
 
7 Alma Green
Stoke Row
Henley-On-Thames
RG9 5PB
16 08 2023
16 05 2023
 
98 Magdalen Road
Oxford
Oxfordshire
OX41RG
16 08 2023
16 05 2023
 
98 Magdalen Road
Oxford
OX4 1RG
16 08 2023
16 05 2023
 
via email
16 08 2023
30 03 2023
 
1 Elizabeth Road
Henley-On-Thames
RG9 1RG
16 08 2023
06 03 2023
 
9 Baronsmead
Henley-On-Thames
RG9 2DL
16 08 2023
05 03 2023
 
3 Fairmile Court
Fairmile
Henley-On-Thames
RG9 2JP
16 08 2023
03 02 2023
 
consulted by email
16 08 2023
15 12 2022
 
7 Rupert Close
Henley-On-Thames
RG9 2JD
16 08 2023
23 11 2022
 
6 Marlow Road
Henley-On-Thames
RG9 2JB
16 08 2023
18 11 2022
 
Cob Cottage
Old Bix Road
Lower Assendon
Henley-On-Thames
RG9 6AG
16 08 2023
02 10 2022
 
15 Simmons Road
Henley-On-Thames
RG9 2ER
16 08 2023
29 09 2022
 
143 Reading Road
Henley-On-Thames
RG9 1DL
16 08 2023
28 09 2022
 
209 Greys Road
Henley-On-Thames
RG9 1SP
16 08 2023
28 09 2022
 
23 Lovell Close
Henley-On-Thames
RG9 1PX
16 08 2023
28 09 2022
 
28 Crisp Road
Henley-On-Thames
RG9 2EP
16 08 2023
28 09 2022
 
60 Kings Road
Henley-On-Thames
RG9 2DG
16 08 2023
28 09 2022
 
Handywater Cottage
Lower Assendon
Henley-On-Thames
RG9 6AH
16 08 2023
26 09 2022
 
Little Pightle
Old Bix Road
Bix
Henley-On-Thames
RG9 6BY
16 08 2023
23 09 2022
 
Oxfordshire Fire and Rescue
Sterling Road
Kidlington
OX5 2DU
16 08 2023
05 09 2022
 
ERROR: DUPLICATE OF CONSULTEE 26
consulted by email
05 09 2022
 
Garden Flat
13 Fairmile
Henley-On-Thames
RG9 2JR
16 08 2023
31 08 2022
 
57 Crisp Road
Henley-On-Thames
RG9 2EN
16 08 2023
24 08 2022
 
Ait
The Smith Centre
Fairmile
Henley-On-Thames
RG9 6AB
16 08 2023
 
Lambridge Farm
Bix
Henley-On-Thames
RG9 4RZ
16 08 2023
 
Portrait Software International
The Smith Centre
Fairmile
Henley-On-Thames
RG9 6AB
16 08 2023
 
The Gundersen Building
The Smith Centre
Fairmile
Henley-On-Thames
RG9 6AB
16 08 2023
 
Application Type
Major (Full Application)
Application Progress
Date Received  
16th August 2022
Registration Date  
18th August 2022
Start Consultation Period  
23rd August 2022
End Consultation Period  
30th August 2023
Target Decision Date  
27th August 2024
Target Committee Meeting  
22nd November 2023
Decision
Planning Permission on 27th August 2024
Conditions / Refusal Reasons
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/DIS

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 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/DIS

Prior 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/DIS

No 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/DIS

No 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/DIS

No 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/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.

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.
Appeal
No appeal lodged.
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