Planning Application Details

Full details of the scale, external appearance and landscaping (hereinafter called the 'reserved matters') shall be submitted to the Local Planning Authority not later than the expiration of 3 years beginning with the date of this permission and shall be approved by the Local Planning Authority before any building or other operations start. This condition shall apply irrespective of any indications as to the reserved matters which have been given in the submitted application. Reason: As the application is in outline only and not accompanied by sufficient details of the reserved matters to enable the Local Planning Authority to give proper consideration to those matters.

That the development to which this permission relates shall be begun not latter than whichever is the later of the following dates: a) the expiration of 3 years from the date of this permission; or b) the expiration of 2 years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matter to be approved. 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.

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 before any development commences. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, D1 and E5 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development details of any external lighting to be used in the areas around the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. Thereafter no building shall be occupied until the external lighting has been installed in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the site and the amenity of neighbouring occupiers in accordance with Policies G2, G6, D1 and E5 of the South Oxfordshire Local Plan 2011.

No development or other operations shall commence on site until details of a tree and landscape protection scheme have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include positions and specifications of temporary fencing to be erected and no excavations for services, storage of materials, parking of vehicles, excavation of soils or materials shall take place within the area designated as being protected. The approved tree and landscape protection scheme shall be carried out concurrently with the development of the site. Reason: To ensure the protection of trees on and adjacent to the site in accordance with Policy C9 of the South Oxfordshire Local Plan 2011.

The development hereby approved shall not be occupied 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 EP1 and EP6 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development a phased contaminated land risk assessment shall be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice such as CLR11, BS10175, BS5930 and CIRIA665. Each phase shall be submitted in writing and approved by the Local Planning Authority. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site and to inform the conceptual site model. If potential contamination is identified then Phase 2 shall be undertaken. Phase 2 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals. If significant contamination is found then Phase 3 shall be undertaken. Phase 3 requires production of a remediation and/or monitoring scheme to ensure the site is rendered suitable for its proposed use. The remediation shall be carried out in accordance with an approved scheme and the dwelling shall not be occupied until all approved remedial works have been carried out and a full validation report has been submitted to and approved in writing by the Local Planning Authority. In the event that gas protection is required, all such measures shall be implemented in full and confirmation of satisfactory installation obtained in writing from a Building Control Regulator. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

The developer shall draw to the attention of the Local Planning Authority (LPA) the presence of any unsuspected contamination encountered during the development. In the event of contamination to land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial work to include methods of monitoring and certification of such work undertaken has been submitted to and approved in writing by the Local Planning Authority. None of the development shall be occupied until the approved remedial works, monitoring and certification of the works has been carried out and a full validation report has been submitted to and approved in writing by the Local Planning Authority. In the event that no significant contamination is encountered, the developer shall provide a written statement to the Local Planning Authority confirming that this is the case, and only after written approval by the Local Planning Authority shall the dwelling be occupied. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of the development hereby approved the parking and turning areas shall be provided in accordance with drawing number 07/18/07 Rev. C and shall be constructed, laid out, surfaced, drained and completed, and thereafter shall be retained unobstructed except for the parking and turning of vehicles at all times. Reason: To regularise the use of the available parking area and to reduce the likelihood of roadside parking in the interests of highway safety in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of the development hereby approved, the existing means of access to serve the site, shall be improved, laid out and constructed to the approval of the Highway Authority strictly in accordance with the Highway Authority's specifications and that all ancillary works specified shall be undertaken. Reason: In the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development internal cycle storage details shall be submitted to and approved in writing by the Local Planning Authority and thereafter shall be provided in accordance with the approved details prior to the first occupation of the development. Reason: To comply with the Local Planning Authority's standards in accordance with Policy D2 of the South Oxfordshire Local Plan 2011.

The vision splays at the junction with Reading Road shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 metres as measured from carriageway level. Reason: In the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.