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 no development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a schedule of materials and finishes for the external walls and roofs. Reason: To ensure that the details of the development are satisfactory in accordance with Policy H4 of the adopted South Oxfordshire Local Plan.

Prior to the occupation of the proposed dwellings the parking and turning areas for the dwellings and the garages shall be provided (as on submitted 391/11) and shall be constructed, laid out, surfaced (bound material), drained and completed, and shall be retained unobstructed except for the parking and turning of vehicles at all times. Reason: In the interests of highway safety and convenience in accordance with Policy D2 of the adopted South Oxfordshire Local Plan.

That no surface water from the development shall be discharged onto the adjoining highway, and a scheme to prevent this occurrence shall be submitted to and approved in writing by the Local Planning Authority and constructed prior to the commencement of building operations. Reason: In the interests of highway safety and convenience in accordance with Policy EP6 of the adopted South Oxfordshire Local Plan.

That notwithstanding the provisions of Article 3 of, and Classes A, B, C or 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) no development within those classes shall be carried out on the land unless planning permission has first been granted by the Local Planning Authority on a formal application in respect thereof. Reason: To protect neighbour amenity and control development within areas liable to flood in accordance with Policies H4 and EP5 of the adopted South Oxfordshire Local Plan.

That details of foul 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 Policies EP6 and EP7 of the adopted South Oxfordshire Local Plan.

That development shall not commence until measures have been carried out to protect the water vole habitat along Ewelme Brook from damage. This shall involve the erection of protective fencing across the site at least 5 metres back from the edge of the brook. The fencing shall be kept in place throughout the construction works. Reason: To ensure satisfactory protection for a protected species in accordance with Policy C14 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 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 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 EP8 of the adopted South Oxfordshire Local Plan.

That there shall be no raising of existing ground floor levels within the areas liable to flood. Reason: To protect flood plain storage volumes in accordance with Policy EP5 of the adopted South Oxfordshire Local Plan.

That no spoil or materials shall be deposited or stored within areas liable to flood. Reason: To protect flood plain storage volumes in accordance with Policy EP5 of the adopted South Oxfordshire Local Plan.

Any walls or fencing constructed within or around the site shall be designed to be permeable to flood water. Reason: To prevent obstruction to the flow and storage of flood water, with a consequent increased risk of flooding in accordance with Policy EP5 of the adopted South Oxfordshire Local Plan.

That the access strip to Ewelme Brook shown on drawing no: 391/11 to be retained and maintained as such. Reason: To ensure satisfactory management of the water course in accordance with Policy EP5 of the adopted South Oxfordshire Local Plan.

Prior to the commencement of development on the site surface water drainage details incorporating sustainable drainage principles and an assessment of the hydrological context of the development, shall be submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution of the water environment, the increased risk of flooding and to improve water quality and maximise the value of wildlife and habitat of the drainage features in accordance with Policies EP4, EP5 and C8 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 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 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 Policy H4 of the adopted South Oxfordshire Local Plan.

Before the commencement of any site works or operations relating to the development hereby permitted, an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period shall be submitted to the Local Planning Authority for approval. 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 (in accordance with BS3998/1989 "Tree Works") 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) 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 therefrom to the Local Planning Authority. Reason: To ensure the protection of important trees in accordance with Policy C9 of the adopted South Oxfordshire Local Plan.