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 safeguard the character of the area in accordance with Policy H4 of the adopted South Oxfordshire Local Plan.

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hardstandings, and the provision of boundary fencing and screen walling to all boundaries and along the line of the new access road 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 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 Policy G6 of the adopted South Oxfordshire Local Plan.

That the scheme of landscaping required by Condition 3 above shall include indications of all existing trees and hedgerows on, and adjacent to, the land and details of those to be retained, together with measures for their protection during the course of the development. The details shall include a no-dig specification for all surfaces within the root protection areas of these trees, to be detailed in an arboricultural method statement. Reason: To protect local amenities in accordance with Policy G6 of the adopted 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 by a 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 in conceptual model, and submitted to and approved in writing by the Local Planning Authority. 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 2001 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. 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 clrify any remaining uncertainties. It is therefore recommended that the Local Planning Authority are consulted on the site investigation 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 and in accordance with Policies H4, EP7 and EP8 of the adopted South Oxfordshire Local Plan.

If contamination is found to be present on the site then no further development shall be carried out until the following measures have been undertaken and approved in writing by the Local Planning Authority. An investigation into the nature and extent of the contamination in line with BS 10175:2001 (Investigation of potentially contaminated sites - code of practice). This report should detail the works undertaken to investigate the nature and extent of the contamination and the measures proposed to remediate the site and validate the works. Following written approval by the Local Planning Authority of the remediation and validation proposals they shall be completed in full and a validation report submitted to and approved in writing by the Local Planning Authority before the development is occupied. 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 Polcies EP7 and EP8 of the adopted South Oxfordshire Local Plan.

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 mitigation measures 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 of archaeological importance and in accordance with Policy CON13 of the South Oxfordshire Local Plan.

That, notwithstanding any indications as to those matters which may have been given in the application, the proposed refuse and recycling stores shall be constructed in accordance with details which shall first have been submitted to and approved in writing by the Local Planning Authority before the development commences. Reason: to ensure that the details of the proposed development are satisfactory in accordance with Policy G6 of the adopted South Oxfordshire Local Plan.

That, prior to the commencement of development, full details of the existing ground levels on the site and the proposed slab level of the new dwellings shall be submitted to and approved in writing by the Local Planning Authority. The details submitted shall include longitudinal and cross-section drawings sufficient to identify the ridge heights of the proposed dwellings in relation the surrounding dwellings. Thereafter the works shall be carried out in accordance with the approved plans. Reason: To ensure that the details of the development are satisfactory in accordance with Policies G6 and H4 of the adopted South Oxfordshire Local Plan.

That the development hereby permitted shall not be occupied until the means of access between the land and the highway has been formed, laid out and constructed strictly in accordance with the specification of the means of access attached hereto, and all ancillary works therein specified have been undertaken strictly in accordance with the said specification. Reason: In the interests of highway safety and convenience and in accordance with Policy G6 of the adopted South Oxfordshire Local Plan.

That the proposed vision splays shall be formed, laid out, and constructed in accordance with detailed plans which shall be submitted to, and approved in writing, by the Local Planning Authority prior to the first occupation of the development hereby permitted, and that the land and vegetation within the splay shall be altered/removed/cut-back to a maximum height of 0.6m above carriageway level. Reason: In the interests of highway safety and convenience and in accordance with Policy G6 of the adopted South Oxfordshire Local Plan.

That details of the foul and 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 G6 of the adopted South Oxfordshire Local Plan.

That fire hydrants shall be provided on the site in accordance with details which shall first have been submitted to and approved in writing by the Local Planning Authority. The approved hydrants shall be provided and connected to water mains prior to the first occupation of the units which they serve. Reason: To ensure the safety of occupants of the new dwellings in accordance with Policy D11 of the adopted South Oxfordshire Local Plan.