That the development must be begun not later than the expiration of three years beginning with the date of this permission and if this condition is not complied with this permission shall lapse.
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/E1559/DISThat those buildings shown to be demolished on the plans accompanying the application shall be demolished, and any demolished material which is not to be utilised in the new development shall be removed from the land, before the development hereby permitted commences, and this provision shall apply unless an alternative scheme for the phased demolition of the buildings and removal of materials shall first have been submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure satisfactory comprehensive development in accordance with Policies G1, CON6, and H4 of the adopted South Oxfordshire Local Plan.
That the external walls and roofs of the new buildings and making good of the existing listed buildings shall be in accordance with a schedule of materials and finishes which shall first have been submitted to and approved in writing by the Local Planning Authority before development commences.
Reason: To ensure that the appearance of the buildings is satisfactory in accordance with Policies G2, G6, CON3, CON7, D1 and H4 of the adopted South Oxfordshire Local Plan.
That a detailed specification of the type, design and external finish of all windows, external doors and rainwater goods shall be submitted to and approved in writing by the Local Planning Authority prior to development commencing. The development shall thereafter be carried out in accordance with the approved details.
Reason: To ensure that the appearance of the buildings is satisfactory in accordance with Policies G2, G6, CON3, CON7, D1 and H4 of the adopted South Oxfordshire Local Plan.
That notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no development within Schedule 2, Part 1, Classes A - E of the Order shall be undertaken on plots 1 - 5, 6-9, 11-14 and 71 - 76 unless planning permission has been granted by the Local Planning Authority on a formal application submitted for such development.
Reason: To protect the residential amenities of the occupiers of adjoining dwellings in accordance with Policy H4 of the adopted South Oxfordshire Local Plan.
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 of 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 mean 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) The details of the materials and method of construction of the roadway, which is to be of a 'no dig' construction method in accordance with the principles of Arboricultural Practice Note 1 "Driveways close to trees", and in accordance with current industry best practice; and as appropriate for the type of roadway required in relation to its usage.
(viii) 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 protect trees that are of considerable amenity value in accordance with Policy C9 of adopted South Oxfordshire Local Plan.
That there shall be no changes in ground levels within the tree protection zones unless these have first been agreed in writing by the Local Planning Authority.
Reason: To protect trees that are of considerable amenity value in accordance with Policy C9 of adopted South Oxfordshire Local Plan.
No development shall take place until comprehensive details of proposed landscape works have been submitted to and approved in writing by the Local Planning Authority. The details shall include any existing features or planting to be retained; planting proposals including schedules of plants, species, sizes, numbers and densities; all hard surfaces, changes of level and spot heights; means of enclosure such as walls and fencing with particulars of height, materials, brick bonds and fencing style.
Reason: To help to assimilate the development into its surroundings in accordance with Policies G2, G6, CON7, D1 and H4 of the adopted South Oxfordshire Local Plan.
The approved landscape works shall be implemented within 12 months of the commencement of development. Except as may otherwise be agreed in writing by the local planning authority any vegetation which dies, exhibits, dieback or is damaged within 5 years of implementation shall be replaced with a specimen of the same species and size.
Reason: To help to assimilate the development into its surroundings in accordance with Policies G2, G6, CON7, D1 and H4 of the adopted South Oxfordshire Local Plan.
A scheme for the management and maintenance of those areas of the site which are to be available for communal use as open space shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The open space shall be retained in accordance with the approved scheme for a period of 5 years.
Reason: To ensure that there is adequate Public Open Space in accordance with Policy R6 of adopted South Oxfordshire Local Plan.
That development shall not commence until foul sewerage details have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to first occupation of any building.
Reason: To comply with Policy EP1 of the adopted South Oxfordshire Local Plan.
That development shall not commence until surface water drainage works have been carried out in accordance with details submitted to and approved in writing by the Local Planning Authority.
Reason: To prevent pollution and flooding in accordance with Policies EP6 and EP7 of the adopted South Oxfordshire Local Plan.
Prior to development commencing, detailed drainage designs, incorporating sustainable drainage principles shall be submitted to and, in consultation with the Environment Agency, approved by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.
Reason: To prevent the increased risk of flooding and to improve water quality in accordance with Policies EP5 and D8 of the adopted South Oxfordshire Local Plan.
There shall be no building or raising of existing ground levels within the area of land liable to flood.
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 adopted South Oxfordshire Local Plan.
No spoil or materials shall be deposited or stored on that part of the site lying within the area of land liable to flood.
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 adopted South Oxfordshire Local Plan.
Any walls or fencing constructed within or around the site shall be designed to be permeable to flood water.
Reason: To prevent obstruction to the flow and storage of flood water, with a consequent increased risk of flooding in accordance with Policy EP5 of the adopted South Oxfordshire Local Plan.
No soakaways shall be constructed in contaminated ground.
Reason: To prevent pollution of groundwater in accordance with Policy EP7 of the adopted South Oxfordshire Local Plan.
No soakaways shall be constructed such that they penetrate the water table, and they shall not in any event exceed 2 metres in depth below existing ground level.
Reason: To prevent pollution of groundwater in accordance with Policy EP7 of the adopted South Oxfordshire Local Plan.
No development shall take place until the Local Planning Authority are satisfied that contamination has been sufficiently investigated and any remedial action approved. The site shall then not be occupied until any agreed 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 in 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.
That before any work is undertaken in pursuance of this consent, such steps shall be taken and such works shall be carried out to secure the safety and stability of the listed buildings during the alterations, and to provide protection for the buildings against the weather during the progress of the works.
Reason: To secure the safety and protection of the listed building in accordance with Policies CON2 and CON3 of the adopted South Oxfordshire Local Plan.
That a full archaeological watching brief shall be carried out during the period of construction works by a professionally competent archaeological organisation in accordance with details, which shall have been submitted to and approved in writing by the Local Planning Authority before development commences. The brief shall include the recording of any archaeological features revealed, limited archaeological excavation and the retrieval of artefactual evidence.
Reason: In accordance with POlicy CON13 of the South Oxfordshire Local Plan 2011.
The development hereby permitted shall not be occupied until drawings detailing the dimensions and construction of the raised table and speed cushions (as illustrated on drawing no. W1377.01 Rev F) have been submitted and agreed in writing by the Planning Authority in consultation with the Highway Authority and the subsequent works carried out to the satisfaction of the Planning Authority in consultation with the Highway Authority.
Reason: in accordance with Policy T1 of the adopted South Oxfordshire Local Plan.
The development hereby permitted shall not be occupied until drawings detailing the location, appropriate road markings and infrastructure provision for the relocated bus stops have been submitted and agreed in writing by the Planning Authority in consultation with the Highway Authority and the subsequent works carried out to the satisfaction of the Planning Authority in consultation with the Highway Authority.
Reason: in accordance with Policy T1 of the adopted South Oxfordshire Local Plan.
That prior to the commencement of the development details of the fire hydrants to be provided shall be submitted to and approved in writing by the Local Planning Authority and the hydrants shall be provided in accordance with the approved details prior to the first occupation of any of the dwellings.
Reason: In the interests of fire safety in accordance with Policy D11 of the adopted South Oxfordshire Local Plan.
That no dwelling shall be occupied until its parking space(s) has been provided as shown on drawing no.W1377.36 Rev A; and such parking space(s) shall be retained thereafter.
Reason: To comply with the Local Planning Authority's vehicle parking standards and to protect local amenities in accordance with Policy D2 of the adopted South Oxfordshire Local Plan.
That prior to the commencement of the development details of cycle storage shall be submitted to and approved in writing by the Local Planning Authority and these shall be provided in accordance with the approved details prior to the first occupation of each dwelling.
Reason: To comply with the Local Planning Authority's standards in accordance with Policy D2 of the adopted South Oxfordshire Local Plan.
No development (including demolition) shall take place until:
a. Surveys have been undertaken at the appropriate time of year to determine the location and status of pipistrelle posts within the site boundary.
b. Details of the survey results and proposed mitigation measures have been submitted to and approved in writing by the Local Planning Authority.
c. Details of the survey results and proposed mitigation measures have been submitted to and approved in writing by English Nature.
d. A DEFRA Licence application has been submitted and approved.
The works shall be implemented in accordance with the approved DEFRA Licences relating to all bat species unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interests of nature conservation in accordance with Policy C8 of the adopted South Oxfordshire Local Plan.
That the pedestrian access to Oxford Road shall be provided in accordance with the approved details prior to the first occupation of any of the dwellings.
Reason: In the interests of highway safety and convenience in accordance with Policy T7 of the adopted South Oxfordshire Local Plan.
That no development shall commence until details of bin storage facilities and arrangements for the collection of waste and recyclable materials have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the bin storage facilities have been provided in accordance with the approved details.
Reason: To ensure that the details are satisfactory in accordance with Policies T1 and D10 of the adopted South Oxfordshire Local Plan.
That prior to the commencement of the development details of the water conservation measures to be incorporated in each dwelling, including the provision of water butts shall be submitted to and approved in writing by the Local Planning Authority and no dwelling shall be occupied unless the water conservation measures have been provided in accordance with the approved details.
Reason: To accord with Policy D8 of the adopted South Oxfordshire Local Plan.
Notwithstanding the submitted details, a minimum of 10% of all dwellings shall be the subject of measures to ensure that energy conservation is above the statutory requirements of the buildings regulations. The details of the energy measures and the plots to which they relate shall be submitted to and approved in writing by the Local Planning Authority and shall be fully operational prior to their first occupation.
Reason: To accord with Policy D8 of the adopted South Oxfordshire Local Plan.
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