Planning Application Details

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.

That 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 before the development is commenced. Reason: To ensure that the details of the development are satisfactory in accordance with Policies G2, G6 and H4 of the 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) the garage accommodation shall be retained as such and shall not be adapted for living purposes without the prior grant of planning permission by the Local Planning Authority on a formal application in respect thereof. Reason: To comply with the Local Planning Authority's vehicle parking standards and to protect local amenities in accordance with Policy D2 of the South Oxfordshire Local Plan.

That no other development shall be carried out on the site unless an application for planning permission in that behalf is first submitted to and approved by the Local Planning Authority, and this condition shall apply notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995. Reason: To ensure that the details of the development are satisfactory in accordance with Policy G2 of the 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 safeguard the character of the area in accordance with Policy C9 of the South Oxfordshire Local Plan.

That a scheme for the landscaping of the site, including the planting of live trees and shrubs and the provision of boundary fencing and screen walling, shall be submitted to and aprroved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. 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 3 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 G2 and C9 of the South Oxfordshire Local Plan.

That prior to the commencement of development, details of the sustainable drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. Reason: To prevent the increased risk of flooding, improve water quality and maximise the value for wildlife of drainage features in accordance with Policy EP6 of the South Oxfordshire Local Plan.

That the development approved by this permission shall not commence until: a) desk study has been carried out which shall include the identification of previous site uses, potential contaminants that might reasonably be expected given those uses and other relevant information. And using this information a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors has been produced. b) A site investigation has been designed for the site using the information obtained from the desk top study and any diagrammatical representations (Conceptual Model). This should be submitted to, and approved in writing by the Local Planning Authority prior to that investigation being carried out on the site. The investigation must be comprehensive enough to enable:- - a risk assessment to be undertaken relating to the receptors associated with the proposed new use, those uses that will be retained (if any) and othe receptors on and off the site that may be affected, and - refinement of the Conceptual Model, and - the development of a Method Statement detailing the remediation requirements. c) The site investigation ha been undertaken in accordance with details approved by the Local Planning Authority and a risk assessment undertaken. d) A Method Statement detailing the remediation requirements using the information obtained from the Site Investigation has been submitted to the Local Planning Authority. This should be approved in writing by the Local Planning Authority prior to that remediation being carried out on site. Reason: To ensure that the proposed site investigations and remediation will not cause pollution of the environment or harm to human health in accordance with Policy EP6 of the South Oxfordshire Local Plan.

That prior to the commencement of any other development to which this permission relates the means of access between the land and the highway shall be formed, laid out and constructed with 4.5 metre vision splays to the right to the northern corner of the site and to the left over the land controlled by the developer prior to the commencement of any development. Reason: In the interests of highway safety and convenience in accordance with Policy G10 of the South Oxfordshire Local Plan.

That the development hereby permitted shall not be commenced until detailed drawings and specification of the estate road have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan.

That the development hereby approved shall not be occupied until the construction of the estate road serving the development, including footways and verges, has been undertaken in accordance with the standard specification of the Highway Authority. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan.

That the development hereby approved shall not be occupied until the site access junctions have been constructed in accordance with the standard specification of the Highway Authority. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan.

That the parking provision shall be as shown on the deposited drawing, reference W0 993 P01/C all constructed, surfaced and laid out, retained and maintained to the satisfaction of the Local Planning Authority. Reason: To comply with the Local Planning Authority's vehicle parking standards and to protect local amenities in accordance with Policy D2 of the South Oxfordshire Local Plan.

That details of surface water drainage works shall be submitted to and approved in writing by the Local Planning Authority prior to the development commencing. Reason: In the interests of public health in accordance with Policy D11 of the South Oxfordshire Local Plan.

No development shall take place until the Local Planning Authority are satisfied that the following measures [a - c] have been undertaken to investigate and remediate any contamination and have approved all necessary stages in writing. The site shall then not be occupied until any agreed action is implemented and approved by the Local Planning Authority. a) Completion of a desk study bya suitably qualified person. The Desk Study shall be completed in accordance with BS 10175 2001 and include a site walkover, identification of all potentially contaminative site uses and in initial conceptual model. b) If potential contamination is identified in a) then an intrusive site investigation must be completed. This investigation must be undertaken in accordance with BS 10175 and having regard to the approved desk study. A report shall be produced detailing the works undertaken to characterise the site and contain a refined conceptual model in the light of the results of the investigation. All chemical analysis shall be undertaken by MCERTS accredited laboratories. NB. 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. It is therefore recommended that the Local Planning Authority are consulted on the site investigation proposal before completion of the works. c) Where unacceptable levels of contamination are identified, a remediation scheme shall be produced. The scheme shall incorporate details of the procedures and documentation employed to validate the remediation. The approved remediation scheme shall then be implemented in full and the report detailing the works approved by the Local Planning Authority in writing before occupation of the site. 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 D11 and EP7 of the South Oxfordshire Local Plan.

That details of a Management Scheme for the maintenance of any communal areas on the site shall be submitted to and approed in writing by the Local Planning Authority prior to the first occupation of any dwelling. Reason: To ensure that the details of the development are satisfactory in accordance with Policies G2 and H4 of the South Oxfordshire Local Plan.