Planning Application Details

The development to which this permission relates must be begun not later than the expiration of three 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. Related application(s): P10/E1382/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, P02A, P01G, P03, P04, P05a, P06 (Plot 9), P07a (Plots 5-8), P08a, WOODCOTE-4 flats, WOODCOTE-House 1 (revised 9/2/2010), WOODCOTE-House 2, and WOODCOTE-House 3, except as controlled or modified by conditions of this permission. Reason: To secure the proper planning of the area in accordance with Development Plan policies. Related application(s): P10/E1382/DIS

Samples of materials, including samples of hardsurfacing materials, to be used in the external construction and finishes of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority prior to the relevant part of the development commencing. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C2, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Details of fencing and other means of enclosure, and hardsurfacing shall be submitted to and approved in writing by the Local Planning Authority prior to the relevant part of the development commencing. Thereafter the development shall be carried out in accordance with the approved details. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C2, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Details of any external lighting to be used in the areas around the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority prior to the relevant part of the development commencing. Thereafter no building shall be occupied until the external lighting has been installed in accordance with the approved details. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C2, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

The finished floor levels of the development shall be in accordance with the details shown on drawing E/2901/01 P10 unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C2, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, shall be submitted to the Local Planning Authority within 3 months of the commencement of the development hereby permitted. The scheme as approved in writing by the Local Planning Authority shall be completed as approved within 12 months of the commencement of the approved development, or such other timescale as agreed with the Local Planning Authority, and thereafter be maintained in accordance with the approved scheme. In the event of any of the trees or shrubs so planted dying or being seriously damaged or destroyed within 5 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, shall be planted and properly maintained in a position or positions first approved by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C2, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

In connection with the development hereby approved only the following tree works are to be undertaken with reference to the Arboricultural Reports dated May 2009 and September 2007 submitted as part of the application. All other tree works must be agreed by the council as part of an approved management plan and would be the subject of a tree works application under the TPO: · Fell to ground level all category R trees across all sections of the site. All stumps within the root protection area of retained trees must be removed by stump grinder only. · Removal of T362 to T372 (inclusive) and T381. · T307: Raise canopy by pruning branch tips only to give a 5m ground clearance on the north eastern side, above access route. No branches thicker than 100mm to be removed. · T308, T315, T316 & T317: Raise canopy over access track to give a 5m ground clearance above access. · Fell to ground level all of Group 4. All stumps within the root protection area of retained trees must be removed by stump grinder only. · Fell to ground level T3 to T9 (inclusive) and T11, T12. T10 is to be retained. · Fell to ground level Group 1, Group 2 & Group 3m as identified on the Tree Survey Report for Olga Mowforth House dated May 2009. · Fell to ground level T13 to T25 (inclusive). Reason: To safeguard trees which are visually important in accordance with Policies G2, G6, C2, C9, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Prior to the commencement of any site works or operations relating to the relevant part of 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. 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 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 routing 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, 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 G2, G6, C2, C9, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

The laurel hedge on the boundary of the site with 22 Wood Green shall be retained and properly maintained at a height of not less than 2.5 metres and any plant which may die or be seriously damaged or destroyed within 5 years of the completion of Houses 1-3 shall be replaced and the replacement shall be properly maintained. Reason: To protect the amenity of the adjoining occupiers in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Measures for biodiversity enhancement as contained in the Bat and Building Nesting Bird Survey Report dated 29th September 2009 shall be carried out prior to the first occupation of the relevant part of the development and the measures shall thereafter be retained. Reason: In the interests of the maintenance and enhancement of the biodiversity resource of the district in accordance with Policy C6 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Notwithstanding the details already submitted as part of the planning application details of surface water and foul drainage shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any part of the development. Thereafter the development shall be carried out in accordance with the approved details. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Notwithstanding details already submitted details of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant part of the development. Thereafter the development shall be carried out in accordance with the approved details. Reason: In the interests of the effective waste management of the site in accordance with Policy D10 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

No development shall take place until a professionally competent archaeological organisation has been commissioned to carry out a full watching brief during the period of construction works. The watching brief shall preserve by record any archaeological features which may arise in the course of works and shall include limited archaeological excavation where necessary and the retrieval of artefactual evidence. Reason: In the interest of preserving archaeological features in accordance with Policy CON13 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

With the exception of the sheltered accommodation, the dwellings hereby approved shall achieve a Code Level 3 in accordance with the requirements of the Code for Sustainable Homes: Technical Guide (or such national measure of sustainability for house design that replaces that scheme). No dwelling shall be occupied until a Final Code Certificate has been issued for it certifying that Code Level 3 has been achieved. Reason: To ensure sustainable design and construction in accordance with Policy D8 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

The phasing of the development shall be carried out in accordance with drawing 10A. Reason: To secure the proper planning of the area in accordance with Development Plan policies. Related application(s): P10/E1382/DIS

The existing sheltered accommodation known as Olga Mowforth House shall be demolished within 3 months of the first occupation of the replacement sheltered housing hereby approved, and all resultant material shall be removed from the site. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C2, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

No work shall take place at the premises except between the hours of 8am and 6pm on Mondays to Fridays and 8am to 1pm on Saturdays. No work shall be undertaken on Sundays and Public Holidays. Reason: To safeguard the amenity of neighbouring residents in accordance with Policies EP2 and E8 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order), neither the enlargement, improvement or other alteration of any dwellinghouse nor the provision within the curtilage of any dwellinghouse of any building, enclosure or swimming pool as described in Schedule 2, Part 1, Classes A and E of the Order shall not be undertaken in relation to the dwellings hereby approved unless a planning application for the development has been submitted to and approved by the Local Planning Authority. Reason: In the interests of the visual appearance of the development, neighbouring amenity and housing mix in accordance with Policies G2, G6, C2, D1, H4 and H7 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

The sheltered accommodation hereby approved, which consists of 10 one bed units, and 2 two bed units shall only be occupied by persons aged 55 and over and their dependent partners. Reason: In the interests of securing replacement sheltered accommodation and housing mix in accordance with Policy H7 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Unless otherwise agreed in writing by the Local Planning Authority fire hydrants shall be provided in accordance with details to be submitted and approved in writing by the Local Planning Authority prior to the commencement of any part of the development. Thereafter the fire hydrants shall be provided in accordance with the approved details prior to the first occupation of any part of the development and thereafter retained. Reason: In the interests of fire safety in accordance with Policy D11 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

The development hereby approved shall be designed and constructed to meet Secure by Design Part 2 Standards for physical security. Reason: To reduce the opportunity for crime in accordance with Policy D6 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E1382/DIS

Prior to the occupation of the relevant part of the development hereby approved the parking and turning areas shall be provided in accordance with the approved drawings and shall be constructed, laid out, surfaced, drained and completed, and thereafter shall be retained unobstructed except for the parking and turning of vehicles associated with the development hereby approved at all times. Reason: In the interests of highway safety in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development in relation to the four private flats, details of cycle parking for this part of the development shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be provided in accordance with the approved details prior to the first occupation of the flats and shall thereafter be retained. Reason: To encourage cycling as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

Notwithstanding the details of the visibility splays as shown on drawing ITB5133-GA-003 accompanying the Transport Statement submitted in support of the application, details of the visibility splays at the junction of the access road to the four private flats and Wood Green shall be submitted to and approved in writing by the Local Planning Authority prior the provision of the visibility splays. The approved visibility splays hall be provided prior to the first occupation of the four private flats, and the splays shall thereafter be maintained. Reason: In the interests of highway safety in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

A construction travel plan for the management of construction traffic to the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant part of the development. The development shall thereafter be carried out in accordance with the approved details. Reason: In the interests of highway safety in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.