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.

Samples of the external materials to be used in the construction of the dwellings hereby approved shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development and shall thereafter be implemented as approved. Reason: To preserve the character of the adjacent Henley-Reading Road Conservation Area and to ensure that the details of the development are satisfactory in accordance with Policies G2, G6, CON7, D1 and H4 of the adopted South Oxfordshire Local Plan 2011.

That details of the type, design and finish of the doors and windows, incorporating section and elevation drawings at a scales of 1:20 and 1:5, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development and shall thereafter be implemented as approved. The windows shall be timber with proper sliding sashes and authentic glazing bars. Reason: To preserve the character of the adjacent Henley-Reading Road Conservation Area and to ensure that the details of the development are satisfactory in accordance with Policies G2, G6, CON7, D1 and H4 of the adopted South Oxfordshire Local Plan 2011.

Prior to the commencement of development, details of boundary treatment, including a full structural survey of the relationship between the buildings to be demolished and the adjoining walls of No¿s 163 and 169 Reading Road shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented prior to occupation of the development and retained as approved. The structural survey shall be made available to the owner/occupiers of Nos 163 and 169. Reason: To ensure a satisfactory relationship with adjoining residential properties and to soften the appearance of the development in accordance with Policies G2, G6, CON7, C9, D1, D4 and H4 of the adopted South Oxfordshire Local Plan 2011.

A hard and soft landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and implemented as approved within the first planting season of first occupation of the development or as otherwise agreed in writing with the Local Planning Authority. Reason: To provide additional screening to soften the appearance of the development in accordance with Policies G2, G6, CON7, C9, D1 and H4 of the adopted South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of Schedule 2 Part 1 Classes A, C, D and E of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no development other than that expressly authorised by this permission shall be carried out to the dwellings hereby approved without the prior written consent of the Local Planning Authority. Reason: To ensure that the occupiers of adjoining properties do not suffer any loss of residential amenity, and to ensure that the development would have a satisfactory external appearance in accordance with Policies G2, G6, CON7, D1, D4 and H4 of the adopted South Oxfordshire Local Plan 2011.

Notwithstanding the details on the approved plans, the rooflights on the south-western and north-eastern roof slopes of the development hereby approved shall be installed no lower than 1.9 metres above internal first floor level and thereafter retained as such. Reason: To ensure that the neighbouring residential properties are not overlooked in accordance with Policies G2, D4 and H4 of the adopted South Oxfordshire Local Plan 2011.

The windows to be installed in the first floor of the south-western side walls of the development hereby approved shall be obscure glazed and hinged to open inwards and thereafter shall be retained as such. Reason: To ensure that the neighbouring residential properties are not overlooked in accordance with Policies G2, D4 and H4 of the adopted South Oxfordshire Local Plan 2011.

That prior to the occupation of the proposed development, the proposed means of access onto Reading Road is to be formed, 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: To comply with the Local Planning Authority's vehicle parking standards and to protect highway and pedestrian safety in accordance with Policies G2, D2, H4, T1 and T2 of the adopted South Oxfordshire Local Plan 2011.

Prior to the occupation of the proposed development, the existing (redundant) access onto Reading Road shall be permanently stopped up by the means of full face kerbing and the reinstatement of the footway and to the approval of the Highway Authority and thereafter shall not be used by any vehicular traffic whatsoever. Reason: To protect highway and pedestrian safety in accordance with Policies G2, D2, H4, T1 and T2 of the adopted South Oxfordshire Local Plan 2011.

Before the development is first occupied the parking and manoeuvring areas shall be provided in accordance with the plan (P400B) hereby approved and shall be constructed, laid out, surfaced (bound material), drained and completed. Thereafter, the areas shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times. Reason: To comply with the Local Planning Authority's vehicle parking standards and to protect highway and pedestrian safety in accordance with Policies G2, D2, H4, T1 and T2 of the adopted South Oxfordshire Local Plan 2011.

Notwithstanding the details shown on the approved plans, no development shall take place until full details of facilities to be provided for refuse and recycling storage at the front of the site (collections from the rear will not be possible as the access will be a private road) have been submitted to and approved in writing by the Local Planning Authority. Thereafter, these works shall be carried out as approved prior to the first occupation of the development and thereafter retained as such. Reason: To ensure that the details of the development are satisfactory in accordance with Policies G2, D10 and H4 of the adopted South Oxfordshire Local Plan 2011.

Prior to commencement of development, details of how the proposed dwellings would demonstrate compliance with the Code for Sustainable Homes shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with these details. Reason: To ensure that sustainable living objectives are met in accordance with Policies G2, D8 and H4 of the adopted 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 CIRIA 665. 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 no development shall be occupied until all approved remedial works have been carried out and a full validation report has been submitted and approved to the satisfaction of 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. The developer shall draw to the attention of the Local Planning Authority 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 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 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 no significant contamination is encountered, the developer shall provide a written statement to the Local Planning Authority confirming that this was the case, and only after written approval by the Local Planning Authority shall the development 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 Policies G2, EP8 and H4 of the adopted South Oxfordshire Local Plan 2011.