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 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: To ensure that the details of the development are satisfactory in accordance with Policy E8 of the adopted South Oxfordshire Local Plan.

That a scheme for the proposed boundary fence between 4 The Rickyard and Langley Hall shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works hereby permitted. The boundary treatment shall be constructed in accordance with the approved scheme prior to the first occupation of the development hereby permitted and retained thereafter. Reason: to ensure the details of the development are in keeping with the character of the area and to preserve the amenities of the adjacent occupiers in accordance with Policy E8 of the South Oxfordshire Local Plan.

That development shall not begin until a detailed specification of the type, design and external finish of all windows, external doors 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 E8 of the adopted South Oxfordshire Local Plan.

That bat mitigation shall be carried out prior to works commencing on site and strictly in accordance with the plans approved under permission P07/W0394 and measures set out in the report produced by Ecoconsult Wildlife Consultancy, dated 11 June 2007 unless otherwise agreed in writing by the Local Planning Authority. Reason: to safeguard the habitat of protected species in accordance with Policy C8 of the 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 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 D11 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 Policy D11 of the adopted South Oxfordshire Local Plan.

The design and construction of the buildings shall incorporate the flood resistant construction methods outlined in the submitted Flood Risk Assessment, prepared by Alistair Godfrey and dated 20 February 2007. Reason: To protect the buildings and the occupants from the risk of flooding in accordance with Policy D11 of the South Oxfordshire Local Plan.

That existing ground levels on the site shall not be raised. Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity in accordance with Policy D11 of the adopted South Oxfordshire Local Plan.

That notwithstanding the provisions of Article 3 of, and Class Ato E of Part 1 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order), unless planning permission has first been granted by the Local Planning Authority on a formal application in respect thereof. Reason: To protect local amenities, preserve the character of the area and ensure the development is not unneighbourly in accordance with Policy E8 of the adopted South Oxfordshire Local Plan.