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 all materials to be used in the external construction and finishes of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Reason: To ensure that the details of the development are satisfactory in accordance with Policy D1 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 D1 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 the commencement of any 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 of stockpiling of materials, temporary on- site parking, site offices and huts, mixing of cement or concrete, and fuel storage; iv The means of demolition of any existing site structures, and of the reinstatement 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 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 the 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 safeguard the character of the area in accordance with Policy C9 of the adopted South Oxfordshire Local Plan.

That surface water shall not be disposed of other than in accordance with a detailed surface water drainage scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of public health and to avoid pollution in accordance with Policy EP6 of the adopted South Oxfordshire Local Plan.

That development shall not begin until a scheme for the disposal of foul sewage has been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of public health and to avoid pollution in accordance with Policy EP7 of the adopted South Oxfordshire Local Plan.

In connection with the implementation of this permission no demolition and construction works shall take place outside the hours of 07:30 to 18:00 Mondays to Fridays and 8am to 1pm 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 South Oxfordshire Local Plan 2011 Policy EP1.

Upon completion of the development, any external lighting shall be designed and installed so the main beam angle is not directed towards any potential observer and is not at an angle greater than 70 degrees from the vertical. This scheme shall also ensure that light trespass into the windows of any light sensitive premises shall not have a vertical illuminance greater than 5 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 wildlife, and local residents from light pollution in accordance with South Oxfordshire Local Plan 2011 Policy EP3 - Light Pollution.

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 so 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 an 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 the 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 acceptable levels of contamination are identified, a remediation scheme shall be produced. The scheme shall incorporate details of the procedures and documentation employed to validated 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.

The dwellings hereby permitted shall be designed to incorporate sustainable methods of construction, making reference to Code Level 3 of the Code for Sustainable Homes, in accordance with details which shall first have been submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. Reason: To ensure high standards in the conservation and efficient use of energy, water and materials in accordance with Policy D8 of the adopted South Oxfordshire Local Plan 2011.

That prior to the commencement of any other development to which this permission relates, the means of access between the land and the highway shall be formed, laid out, constructed and made available for use in all respects to the satisfaction of the Local Planning Authority and a section 278 agreement must also be in place before the commencement of development. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the adopted South Oxfordshire Local Plan.

That, if required by the fire service, fire hydrants shall be provided on the site in accordance with details which shall first have been submitted to and approved in writing by the Local Planning Authority. The approved hydrants shall be provided and connected to water mains prior to the first occupation of the units which they serve. Reason: To ensure that an adequate supply of water is available for fire fighting purposes and to comply with Policy G2 of the adopted South Oxfordshire Local Plan.