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): P11/W0064/DIS, P11/W0082/DIS

Prior to the commencement of development samples of all materials to be used in the external construction and finishes of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Reason: To safeguard the character of the area in accordance with Policies D1 and G6 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W0064/DIS, P11/W0082/DIS, P11/W0121/DIS

That the windows and external doors shall be carried out as specified on the approved drawings. Reason: To safeguard the character of the area in accordance with Policies D1 and G6 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W0064/DIS, P11/W0082/DIS, P11/W0121/DIS

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access roads and hard surfaces, fencing, railings, walling and earth banking, and the provision of boundary fencing and screen walling shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The scheme shall be generally in accordance with the details indicated on Drawing 04 WIL SP11C. The scheme shall be implemented as approved within 12 months of the commencement of the approved development and thereafter be maintained in accordance with the approved scheme to the complete satisfaction of the Local Planning Authority. 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, be planted and properly maintained in a position or positions first approved by the Local Planning Authority. Reason: To help to assimilate the development into its surroundings in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS, P11/W0082/DIS, P11/W0121/DIS

That concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed programme as set out in the Landscape Management Statement dated September 2006 Reason: To help assimilate the development into its surroundings in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS, P11/W0082/DIS, P11/W0121/DIS

Before the commencement of any site works or operations relating to the development hereby permitted, an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period shall be submitted to the Local Planning Authority for approval. Written approval must be obtained prior to commencement of any site works including demolition. The matters to be encompassed within the arboricultural method statement shall include the following:- i. a specification for the pruning of, or tree surgery to, trees to be retained in order to prevent accidental damage by construction activities; ii. The specification of the location, materials and means of construction of temporary protective fencing and /or ground protection in the vicinity of trees to be retained, in accordance with the recommendations of BS 5837/2005 'Trees in relation to construction', and details of the timing and duration of its erection; iii. 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; iv. the means of demolition of any existing site structures, and of the reinstatement of the area currently occupied thereby; v. the specification of the routing and means of installation of drainage or any underground services in the vicinity of retained trees; vi. the details and method of construction of any other structures such as boundary walls in the vicinity of retained trees and how these relate to existing ground levels; vii. provision for the supervision of any works within the root protection areas 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 therefrom to the Local Planning Authority. Reason: To safeguard trees which are visually important in accordance with Policies C9 and D1 of the adopted South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS, P11/W0121/DIS

That the open space shall be laid out as indicated on Drawing 04 WIL SP11C and shall be managed in accordance with the details set out in the Landscape Management Statement dated September 2006. Reason: To ensure future maintenance of the open space in accordance with PoliciesG2 and C9 of the adopted South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS, P11/W0121/DIS

That development shall not commence until a scheme for foul drainage works and surface drainage works has been submitted and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to first occupation of any of the dwellings. Reason: To prevent the increased risk of flooding and to improve water quality in accordance with Policies EP5 and EP6 of the adopted South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS, P11/W0121/DIS

That no development shall take place within the application area until the applicant, or their agents or successors in title, has secured the implementation of a staged programme of archaeological evaluation and mitigation in accordance with a written scheme of investigation which shall first have been submitted to and approved by the Local Planning Authority. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication. The work shall be carried out by a professional archaeological organisation acceptable to the Local Planning Authority. Reason: As the site is potentially of archaeological importance and in accordance with Policies CON11, CON13 and CON15 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS, P11/W0121/DIS

Following the opening of the new vehicular access and link road to the site the existing access to Riverside shall be closed. Details of the closure of the access shall first be agreed in writing by the Local Planning Authority. Reason: In the interests of highway safety in accordance with Policy T1 of the adopted South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That work be not commenced on the erection of any dwellings until the carriageways only serving the whole of that portion of the development under construction, have been laid out and constructed to the above mentioned specification, save for wearing course and kerbing. Reason: In the interests of highway safety, to provide protection of the subgrade and to ensure adequate clear running surfaces which will protect adjoining public highways from droppings of spoil, mud etc in accordance with Policy T1 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That no dwelling shall be occupied until the roads and footpaths serving the dwelling as shown on the layout plan accompanying the application Dwg 04WIL SP 20, and all surface water drainage works, have been laid out and constructed in accordance with the Oxfordshire County Council Design Guide for Residential roads and the specification for the construction of works for housing development. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That the new vehicular access to the site shall be formed, laid out and constructed with 4.5 metres by 90 metres vision splays as indicated on Drawing 04 WIL SP 20. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

Prior to the first occupation of the development, the parking and turning areas shall be provided in accordance with the approved plan Drawing 04 WIL SP20 and shall be constructed, laid out, surfaced with bound material, drained and completed, and shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times. Reason: To comply with the Local Planning Authority's vehicle parking standards and to protect local amenities in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That a footpath/cycleway shall be provided across the public open space, in the position indicated on Drawing 04 WIL SP11C and shall be provided prior to occupation of the dwellings. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T7 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That there shall be no raising of existing ground levels on the site, except in areas outlined in the flood risk assessment. Any alteration to levels proposed will require a new flood risk assessment Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity in accordance with Policy EP5 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That compensatory flood storage works shall be carried out in accordance with details as per the flood risk assessment accompanying the application by Gifford dated June 2004 which shall have been submitted to and approved in writing by the Local Planning Authority before the development commences. Any alterations proposed will require a new flood risk assessment to be submitted. Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity in accordance with Policy EP5 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That the safe access route as indicated in the flood risk assessment by Gifford dated June 2004 shall be in place before any of the dwellings are occupied. Any alteration to this route will require a new flood risk assessment. Reason: To provide safe access and egress during flood events and reduce reliance on emergency services in accordance with Policy EP5 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That development shall not commence until details of the existing and finished floor levels have been submitted to and approved by the Local Planning Authority. The scheme shall be completed in accordance with the approved plans. Reason: To ensure that the development is subject to minimum risk of flooding in accordance with Policy EP5 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That the development shall not take place until the Local Planning Authority are satisfied that contamination has been investigated and remedial action agreed by the Local Planning Authority. The site shall then not be occupied until the following action is implemented and approved by the Local Planning Authority. i. "The following measures (a-d) shall be undertaken to investigate and remediate any contamination on the site prior to commencement of the development: a) A desk study shall be submitted to and approved in writing by the Local Planning Authority. This study shall be conducted fully in line with the approach indicated in BS 10175: 2001 (Investigation of potentially contaminated sites - code of practice). The study shall include the identification of all previous site uses, potential contaminants that might reasonably be expected given those uses and other relevant information. If contamination is suspected at the site the information obtained must then be used to formulate an initial conceptual model for the site including all potential contaminant sources, pathways and receptors. b) Where contamination is identified as having the potential to be present in a) above, proposals for a site investigation to characterise the site must be submitted to and approved in writing by the Local Planning Authority. This proposal shall be designed having regard to the approved desk study and BS 10175. It should be clear about what information it seeks to obtain and how this will refine the initial conceptual model for the site. c) The approved site investigation referred to on b) above shall be fully implemented and a report submitted to the Local Planning Authority for written approval. The report shall be in line with BS 10175 and detail the works undertaken to characterise the site and contain a refined conceptual model in the light of the results of the investigation. N.B. If the Local Planning Authority is not satisfied that the site has been adequately characterised after the first stage of investigation, further works will be required to clarify any remaining uncertainties. d) Where unacceptable levels of contamination are identified, a remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall incorporate details of the procedures and documentation employed to validate the remediation measures identified in c) above. ii. Prior to occupation of the site, the approved remediation and validation schemes in d) above shall be fully implemented and a report submitted and approved in writing by the Local Planning Authority. Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and the public and ensure that the site is suitable for the proposed use in accordance with Policy EP8 of the adopted South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

That prior to commencement of development details shall be submitted to and approved in writing by the Local Planning Authority of access for construction vehicles to the site and an area for vehicle parking and storage during construction. Reason: To ensure that adequate facilities are provided on site during construction to ensure that local amenities are not adversely affected, in accordance with Policy H4 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Class A of the Order shall not be undertaken without the prior written permission of the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity and in accordance with Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W0064/DIS

That fire hydrants and the bin and cycle stores shown on Drawing 04 WIL SP10E shall be provided within the application site prior to first occupation of the dwellings. Reason: To ensure adequate facilities for fire fighting purposes and cycle/bin storage in accordance with Policies D10 and D11 of the South Oxfordshire Local Plan. Related application(s): P11/W0064/DIS

All dwellings on the site shall be designed and constructed to incorporate sustainable methods of construction, making reference to Code Level 3 of the Code for Sustainable Homes, in accordance with details which shall have first been submitted to and approved in writing by the Local Planning Authority, prior to the commencement of the development. A post construction review shall be carried out and shall be submitted to the Local Planning Authority prior to occupation of the development. Reason: To ensure a high standard of sustainable development in accordance with Policies G1 and D8 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W0064/DIS