Planning Application Details

The development to which this permission relates must be begun not later than the expiration of two years beginning with the date of this permission. 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 all of the commercial element of the development hereby approved shall be completed and ready for occupation prior to the occupation of the 35th residential dwelling unless an alternative time period is agreed in writing by the Local Planning Authority. Reason: To enable the timing of the completion of the commercial development, to be reconsidered, if necessary, in the light of the marketing of the commercial development in order to achieve the comprehensive development of the site including the retention of employment land in the District in accordance with Policies G2, D1 and E6 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development, detailed plans showing the existing and proposed ground levels of the site relative to adjoining land surrounding the site, together with the slab levels and maximum heights of all the proposed buildings, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details. Reason: To ensure that the development properly relates to the levels of adjoining development in the interests of amenity and in accordance with Policies G2, G6 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development 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. Reason: To safeguard the character of the area in accordance with Policies G2, G6 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the commercial development or the apartment blocks a detailed specification of any external plant or equipment including details of its siting and screening shall be submitted to and approved in writing by the Local Planning Authority and any such works shall be implemented strictly in accordance with the approved details. Reason: To ensure that the details of the development are satisfactory in accordance with Policies G2, G6 and D1 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 1995, as amended 2008, (or any Order revoking or re-enacting that Order), no development as specified in Classes B, C and D of Schedule 2, Part One shall be undertaken at Plots One to Thirteen, as shown on drawing 08078-P101 rev E, without the prior written permission of the Local Planning Authority. Reason: To ensure the cohesiveness of the design and to preserve the character of the development and visual amenity of the area in accordance with Policies G2, G6 and D1 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 1995, as amended 2008, (or any Order revoking or re-enacting that Order), no development as specified in Classes A, B, C and D of Schedule 2, Part One shall be undertaken at Plots Fourteen to Nineteen, as shown on drawing 08078-P101 rev E, without the prior written permission of the Local Planning Authority. Reason: To ensure the cohesiveness of the design and to preserve the character of the development and visual amenity of the area in accordance with Policies G2, G6 and D1 of the South Oxfordshire Local Plan 2011.

The dwellings hereby permitted shall be designed and constructed to a minimum Level 3 star rating in accordance with the Code for Sustainable Homes. A post construction review shall be carried out and submitted to the Local Planning Authority within 6 months of final occupation the development. Reason: To ensure high standards in the conservation and efficient use of energy, water and materials, in accordance with Policy D8 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development a scheme to demonstrate how at least 10% of the market homes of the development hereby approved meets the lifetime homes standards shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details. Reason: To ensure an adequate supply of housing meets lifetime homes standards and in accordance with Policy H14 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development details of refuse and recycling storage for the proposed residential properties and office buildings shall be submitted to and approved in writing by the Local Planning Authority. This scheme should also incorporate provision for any dwellings along Limmings Lane affected by the proposal. The refuse and recycling storage shall be implemented in strict accordance with the approved details and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.

The travel plan accompanying the application shall be implemented through the course of the development in accordance with full details of the travel plan to be submitted to and approved in writing by the Local Planning Authority prior to commencement of development. Reason: To promote the use of non car modes of transport in accordance with national guidance in PPG13: Transport and Policy T3 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of any individual dwelling, the parking to serve that dwelling shall be provided in accordance with the approved plan 08078-P101 - E and shall be constructed, laid out, surfaced (permeable material), drained and completed, and shall be retained unobstructed except for the parking of vehicles at all times. Reason: In the interests of highway safety and in accordance with Policies T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011.

Before any of the dwellings hereby permitted are first occupied, the proposed vehicular accesses, driveways and turning areas that serve those dwellings shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Cycle parking facilities shall be provided and retained thereafter for the residential properties hereby approved, in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. Reason: To encourage the use of cycles as a means of sustainable transport in accordance with Policy T2 and Appendix 5 (Parking Standards) of the South Oxfordshire Local Plan 2011.

The shower, washing and changing facilities in the office accommodation shall be provided prior to its first occupation and in accordance with the details shown on the approved drawing 08078-P206B. Reason: To encourage the use of cycles as a means of sustainable transport in accordance with Policy T2 and Appendix 5 (Parking Standards) of the South Oxfordshire Local Plan 2011.

The garage accommodation shall be retained as such and shall not be adapted for living purposes without prior planning permission from the Local Planning Authority. Reason: To ensure the provision of adequate off-street car parking and in the interests of highway safety and visual amenity in accordance with Policies G2, D1, T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site shall be submitted to and approved in writing by the Local Planning Authority including details of: - The planting of live trees and shrubs - The treatment of the access road and hard standings - The provision of boundary fencing and screen walling, with particular regard to incorporating appropriate security measures - The location of the tree pits indicated on the approved plans, their depth and the species to be planted within them - The relocation of the entrance pillars to the Limmings Lane development The approved scheme shall be begun during the first planting season following commencement of the development and implemented in full in the first planting season following completion of the development, and thereafter be maintained in accordance with the approved scheme to the 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 five 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 South Oxfordshire Local Plan 2011.

Concurrent with the submission of comprehensive details of the proposed landscape works and communal amenity areas a maintenance schedule and a long term management plan for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed details. Reason : To help to assimilate the development into its surroundings in accordance with Policies C9 and D1 of the adopted South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works, demolition 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 and approved in writing by the Local Planning Authority. 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 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 of any existing site structures, and of the re-instatement of the area currently occupied thereby; (v) The specification of the routeing and mean of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid the sighting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with NJUG Volume 4, 2007 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to 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 within the root protection area of retained trees, which is to be of a 'no dig' construction method in accordance with the principles of Arboricultural Practice Note 12 "Through the Trees to Development'', and in accordance with current industry best practice; and as appropriate for the type of roadway required in relation to its usage. (viii) Consideration will be made to avoid the sighting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with NJUG Volume 4, 2007 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. (ix) 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 there from to the Local Planning Authority. Reason: To safeguard trees which are visually important in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

The existing hedges on the land shall be protected whilst development operations are in progress, in accordance with a scheme to be first agreed in writing with the Local Planning Authority and to be implemented prior to the commencement of the development. The method statement accompanying the scheme should include the following: (i) Consideration over the feasibility of laying the hedge to compensate for any root damage and provide an attractive and robust boundary edge of appropriate form for the rural landscape beyond. (ii) A proposed pruning schedule (iii) Details of protective fencing or hoarding to be erected between the hedge and the construction site prior to any site operations and ground protection to be provided between the hoarding and the building line. These protection measures shall accord with British Standard 5837/2005 - "Trees in relation to construction" as a minimum standard (iv) Detailed methods of construction operations, including demolition and removal of existing surfaces where these are required within 5 metres of any hedge. Any damage or subsequent death of the hedging plants within a five year period following completion of the development will require replacement with a plant of a size, form and quality that will match the remaining hedge. Reason: To safeguard the character of the area in accordance with Policy C9 of the South Oxfordshire Local Plan 2011.

No demolition or construction works shall take place outside the hours of 07:30 to 18:00 Mondays to Fridays and 08:00 to 13:00 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 Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

The development shall not be begun until a Construction Management Plan is approved in writing by the Local Planning Authority. (a) Details of the phasing of the demolition and construction of the development; (b) Traffic during construction: access, traffic routes, wheel washing facilities, vehicle parking and turning areas; (c) Location and size of compounds for the storage of construction materials; (d) Environmental protection from noise, dust, vibration for residents within and adjoining the site; (e) Scheme for prevention of surface water discharges onto the highway; All construction activities shall be carried out in accordance with the approved scheme. Reason: To protect the amenity of the area and to be in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

No development shall commence until a phased contaminated land risk assessment including formulation of any necessary remediation proposals has been completed. The development shall then not be occupied until all approved remediation works are completed. All phases need to be undertaken by a person competent in contaminated land, in accordance with Defra and the Environment Agency's Model Procedures for the Management of Contaminated Land, CLR11 and be approved in writing by the Local Planning Authority (LPA). Consulting the LPA with proposals for each phase is recommended. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site and to inform the preliminary 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, where necessary, 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 validation scheme to ensure the site is rendered suitable for its proposed use. The remediation shall be carried out in accordance with a scheme and timetable first agreed in writing by the LPA. Phase 4 requires a full validation report detailing the measures carried out to ensure compliance with any approved remediation scheme in Phase 3 to be submitted to and approved in writing by the LPA. All implemented works shall be maintained in place thereafter. Reason: To ensure that any ground, water and gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure that the site is suitable for the proposed use in accordance with Policies G2, EP8 and H12 of the South Oxfordshire Local Plan 2011.

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 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 Policy EP3 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not commence until surface water drainage works have been carried out in accordance with details submitted that have been submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not commence until foul drainage works have been carried out in accordance with details that have been submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

That the development shall be carried out strictly in accordance with the details outlined in the approved Flood Risk Assessment carried out by Glanville Consultants Ltd, reference CV290292/GC/LR/DW/004, Issue 2 dated 14 July 2009 and the following mitigation measures detailed within the FRA: (i) Limiting the surface water run-off generated by the site to an overall discharge rates quoted in Table 4.3 of the FRA (ii) To provide attenuation for a total volume of 72 cubic metres (iii) To design the overall drainage network to cater for all rainfall events up to the 1 in 100 year event within an allowance for climate change (iv) To provide a range of SUDs techniques including soakaways, infiltration trenches and permeable paving within the car parking areas. Reason: To prevent increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity in accordance with the requirements of PPS25.

That the development hereby approved shall be carried out in accordance with the approved plans: Location Plan- 08078-L01 Proposed Site Plan & Elevations 08078 - p101 Rev E Proposed plans/ Elevations Apartment Block A 08078 - p301 Rev A Proposed Elevations & Section Apartment Block A 08078 - p302 Proposed Floor Plans & Roof plan Apartment Block B 08078 - p303 Rev A Proposed Elevation & Section Apartment Block B 08078 - p304 Proposed Plans/Roof Plan/ Sections & Elevations Plots 1,2,8 & 9 08078 - p401 Rev B Proposed Floor & Roof Plans Plots 3,4,5,6 & 7 08078 - p402 Rev B Proposed Elevation & Section Plots 3,4,5,6 & 7 08078 - p403 rev B Proposed Plans, Roof Plan Elevations & Sections Plots 12 & 13 08078 - p404 Rev B Proposed Plans, Roof Plan, Section & Elevations Plots 14- 19 08078 - p405 Rev C Proposed Plans/ Roof Plan/ Sections & Elevations Plots 10 - 11 08078 - p406 Proposed Bin & Bike Store Plans, Sections & Elevations 08078 - p501 Proposed Sections 08078¿p601 R Proposed Floor Plans & Roof Plan Office Unit A 08078-p201 Rev B Proposed Elevations & Sections Office Unit A 08078-p202 Rev A Proposed Ground & First Floor Office Unit B 08078-p203 Rev B Proposed Second Floor & Roof Plan Office Unit B 08078-p204 Rev C Proposed Elevations & Sections Office Unit B 08078-p205 Rev A Proposed Underground Car Park Plan 08078-p206 Rev B Proposed Underground Car park Sections 08078-p207 Landscape Framework Plan 0340.1.2 Rev A Site Survey 321TP01A except as controlled or modified by the conditions of this permission. Reason: To secure the proper planning of the area in accordance with Development Plan policies.