Description
Alterations, repairs and part re-construction of outbuilding, Rush Manor and associated buildings. Conversion of Mill House to residential annexe & new orangery. (As clarified by protected species assessment accompanying Agent's letter dated 2 August 2006 and amended by drawing no.1P:06F accompanying letter from Agent dated 25 August 2006 and as clarified by arboricultural survey received 6 September 2006 and Drawing Nos. L10 Rev B, IP07 Rev H and P10 Rev A accompanying Agent's letter dated 6 September 2006).
Conditions / Refusal Reasons
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 safeguard the character of the listed buildings in accordance with Policy CON3 of the adopted South Oxfordshire Local Plan.
That, prior to the commencement of construction works sample panels of the lime render and brick walls with mortar joints for the works on Rush Manor, the Mill House, the Greenhouse, Orangery and entrance gates where appropriate shall be constructed on site and for inspection and approved in writing by the Local Planning Authority. The construction works shall be carried out in accordance with the approved sample panels.
Reason: To safeguard the historic and architectural character and appearance of the buildings in accordance with Policy CON3 of the adopted South Oxfordshire Local Plan.
That development shall not begin until a detailed specification of the type, design and external finish of all external doors, flues, ducts, extract vents and rainwater goods has been submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure that the details of the development are satisfactory in accordance with Policy CON3 of the adopted South Oxfordshire Local Plan.
That a full archaeological watching brief shall be carried out during the period of construction works in accordance with details and by a professionally competent archaeological organisation 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: To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with Policy CON13 of the adopted South Oxfordshire Local Plan.
That, notwithstanding the tree protection details contained in the aborocultutral report acccompanying the application, the trees on the site shall be protected during the course of construction in accordance with the recommendations given in Table 2 of BS 5837 (2005) and a revised table and plan detailing such measures shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development on the site.
Reason: To ensure the protection of important trees in accordance with Policy C9 of the adopted South Oxfordshire Local Plan.
No development works shall take place until full details of measures for protected species mitigation have been submitted to and approved in writing by South Oxfordshire District Council. These measures should include:
a. A suitably qualified ecologist should be employed to provide advice and assistance at all times during the works to ensure the protection of bats.
b. Protection in situ of brown long-eared bat roost in the loft of the bungalow.
c. Works to the bungalow should include only the direct replacement of attic floor insulation and no other works.
d. All works on the bungalow attic should take place between November and March inclusive.
e. Detailed briefing for all contractors using the site regarding the potential presence of bats.
f. Removal of all roof tiles and coverings by hand.
g. Provision of six bat boxes to be erected in agreed locations around the site prior to the start of any works.
The works shall be implemented in accordance with the approved details and timing of the works, unless otherwise approved in writing with the Council.
Reason: To safeguard the interests of protected species in accordance with Policy C8 of the adopted South Oxfordshire Local Plan.
That the additional living accommodation hereby permitted in The Mill House and existing car port shall be occupied and used only in connection with and ancillary to the occupation and use of the existing property Rush Manor to provide guest accommodation to serve the main dwelling , as specified in the application, and shall not be occupied or used separately therefrom.
Reason: As this is not a location where new residential units would be allowed in accordance with Policy H6 of the adopted South Oxfordshire Local Plan.
That the new guest accommodation shall not be occupied/used until the existing guest house to the north west of Rush Manor has been demolished.
Reason: As this is not a location where new residential units would be allowed in accordance with Policy H6 of the adopted South Oxfordshire Local Plan.
That there shall be no raising of existing ground floor levels within the areas liable to flood.
Reason: To protect flood plain storage volumes in accordance with Policy EP5 of the adopted South Oxfordshire Local Plan.
That no spoil or materials shall be deposited or stored within areas liable to flood.
Reason: To protect flood plain storage volumes in accordance with Policy EP5 of the adopted South Oxfordshire Local Plan.
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