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): P09/E0746/DIS, P09/E0905/DIS, P09/E1118/DIS, P09/E1266/DIS, P11/E0698/DIS, P13/S1181/COM

Prior to the commencement of development samples of the materials to be used for the external walls and roofs shall be 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 Policies D1, C2, CON7 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS, P09/E0905/DIS, P09/E1118/DIS, P13/S1181/COM

No development shall take place until written approval has been given by the Local Planning Authority to a sample panel of all external walling materials to be used in the development. Flints shall be hand laid and not in blocks. The sample panel shall be erected on the site of the development and retained until development is completed, and the panel shall thereafter be removed from the site. Reason: To safeguard the character of the area in accordance with Policy D1, C2, CON7 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS, P09/E1118/DIS

Detailed drawings in respect of the following, shall be submitted to and approved in writing by the Local Planning Authority before the relevant part of the work has begun: a. timber windows b. external doors including garage doors c. dormer windows Thereafter the windows and doors installed shall be as approved. Reason: To safeguard the character of the area in accordance with Policy D1, C2, CON7 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

Prior to the commencement of the development a detailed specification of the rainwater goods shall be submitted and approved in writing by the Local Planning Authority and thereafter the goods used shall be as approved. Reason: To safeguard the character of the area in accordance with Policy D1, C2, CON7 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary fencing and screen walling shall be submitted to and approved in writing by the Local Planning Authority. The landscaping plan shall include details of the ground preparation works and substantial screen and tree planting on Plot 1 and details of any works to trees overhanging the site. The landscaping plan 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 D1, C9 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

Concurrent with the submission of comprehensive details of the proposed landscape works pursuant to Condition 6, a maintenance schedule and a long term management plan for the soft landscaping works for the open space areas shown on drawing no. O8FSNSP05 shall be submitted to and approved in writing by the Local Planning Authority. The landscaping plan, maintenance schedule and management plan shall be implemented in accordance with an agreed programme. Reason: To help to assimilate the development into its surroundings and to preserve the character of the Conservation Area in accordance with Policies C9 and D1 of the adopted South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

Prior to the commencement of any site works or operations relating to the development hereby permitted, an arboricultural method statement to ensure the satisfactory protection of the trees to be retained on the site and overhanging its boundaries during the construction period shall be submitted to and approved in writing by the Local Planning Authority. 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 any existing site structures, and of the re-instatement 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 there from to the Local Planning Authority. Reason: To safeguard trees which are visually important in accordance with Policies C9, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

Prior to the first occupation of the development, the parking and turning areas shall be provided in accordance with the approved plan (07 FSN SP04D) and shall be constructed, laid out, surfaced (bound material), drained and completed, and shall be retained unobstructed except for the parking of vehicles at all times. Thereafter two car parking spaces shall be retained for each unit with the exception of one plot which shall be served by one car parking space. Reason: In the interests of highway safety and in accordance with Policies T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/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, Classes A, C, D and E 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 in the interests of neighbourliness and amenity in accordance with Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

The garages within the development shall be retained as such and shall not be adapted for living purposes without the prior written permission of the Local Planning Authority. Reason: In the interests of highway safety and to ensure the provision of adequate off-street car parking in accordance with Policies T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

That the bathroom window in the east elevation of the dwelling on Plot 1 hereby permitted shall be glazed in obscure glass prior to the first occupation of the accommodation and it shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policy D4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

That the proposed rooflights in the east elevation of the dwelling on Plot 1 shall have an internal cill height of not less than 1.8 metres off the finished first floor level. Reason: To ensure that the development is not unneighbourly in accordance with Policy D4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no additional window(s), door(s) or other openings shall be inserted in the east elevations and roofslopes of the dwellings on Plots 1, 7 and 11 of the development hereby approved. Reason: To safeguard the amenities of the occupiers of adjoining properties in accordance with Policies D4, H4 and T1 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

That the ground floor windows in the east elevation of the dwellings on Plot 7 shall be fixed shut non-opening windows. Reason: To ensure the windows do not obstruct pedestrian access in accordance with Policies T1, T2 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P09/E0746/DIS

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: To secure the protection of and proper provision for any archaeological remains in accordance with Government advice set out in PPG16 'Archaeology and Planning' and in accordance with Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

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 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. 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. 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 EP8 of the South Oxfordshire Local Plan 2011.

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 Policy EP8 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development details of refuse and recycling storage for the 11 dwellings hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in strict accordance with the approved details and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.

The measures set out in section 8.0 on page 12 of the Architect's Design and Access Statement, which accompanied the application, in respect of sustainable building, shall be implemented in accordance with the statement prior to the first occupation of any unit, unless as may otherwise be agreed in writing by the Local Planning Authority. Reason: To ensure sustainable development in accordance with Policy D8 of the adopted South Oxfordshire Local Plan.

The development hereby permitted shall not commence until surface and foul water drainage works have been carried out in accordance with details submitted that have been submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

That prior to the construction of the development hereby approved, the proposed means of access between the land and the highway shall be formed, laid out and constructed strictly in accordance with the details as shown on drawing 97 FSN SP04 REV D and that all ancillary works specified shall be undertaken to the standard specification of the Highway Authority. Reason: In the interests of highway safety and to ensure the safety and convenience of occupier's of the development in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That none of the units forming part of the development hereby permitted shall be occupied until such time as the estate roads including footways serving it have been laid out and substantially constructed to an adoptable standard and to the satisfaction of the Local Planning Authority in consultation with the Highway Authority. Reason: In the interests of highway safety and to ensure the safety and convenience of occupier's of the development in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That prior to first occupation of any of the dwellings cycle parking facilities shall be provided in accordance with the details described in the application and shown on drawing number 07FSN SP04 Rev D and P700A. Thereafter the facilities shall be retained unless otherwise agreed by the Local Planning Authority. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 and Appendix 5 (Parking Standards) of the South Oxfordshire Local Plan 2011.

That the open market houses hereby permitted shall be constructed in accordance with the housing mix specified in the information accompanying the application (i.e. two 4 bedroomed, two 3 bedroomed and four 2 bedroomed units). Reason: To ensure that the housing mix provided and addresses the District's housing need in accordance with Policy H7 of the South Oxfordshire Local Plan.

Any external lighting to be incorporated in the development shall be designed and installed so the main beam angle is not directed towards any potential observers. To prevent glare, the lighting sources (bulbs and reflectors) shall not be visible from any adjacent properties. The luminaire's front glazing shall be kept as near to parallel to the ground surface as possible (facing downwards), and shall not exceed 20 degrees from the horizontal and ensure that light trespass into the windows of any light sensitive premises shall not have a Vertical Illuminance greater than [2, 5, 10 or 25] Lux (in accordance with the Institution of Lighting Engineers Guidance Notes for the Reduction of Obtrusive Light GN01). Reason: To protect the appearance of the area, the environment and local residents from light pollution in accordance with Policy EP3 of the South Oxfordshire Local Plan 2011.

No construction works shall take place outside the hours of 07:30 to 18:00 to Mondays to Fridays and 08:00 to 13:00 on Saturdays. Works shall not take place at all on Sundays or Bank Holidays without the prior written approval of the Local Planning Authority. Reason: To protect the occupants of nearby residential properties from noise and dust disturbance during the development of the site in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.