Planning Application Details

The development shall be constructed with the materials outlined on the External Materials Schedule, CH229 dated 30th July 2009, 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, D1 and H4 of the South Oxfordshire Local Plan 2011.

All new windows, external doors and rainwater goods shall match those of the existing building in type, design and external finish. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

The hard surfaced areas of the site shall be provided in accordance with the details indicated on drawings JBA 09/116-03 Rev C and JBA 09/116-02 Rev C prior to the first occupation of the development hereby approved and shall be thereafter retained. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

The fencing and other means of enclosure shall be provided in accordance with the details indicated on drawing JBA 09/116-03 Rev C prior to the first occupation of the development hereby approved and shall be thereafter retained. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

The landscaping of the site shall be undertaken in full in accordance with the details indicated on drawings JBA 09/116-02 Rev C, JBA 09/116-04 Rev A, JBA 09/116-DT3 Rev A, JBA 09/116-DT1 Rev B and within the Measured Works Schedule dated 15th September 2009 within the first planting season following the completion of the development. Any trees, shrubs or plants that die or become seriously damaged within five years of the commencement of the development shall be replaced by trees or shrubs of similar size and species to those originally required to be planted. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C9, D1 and H4 of the South Oxfordshire Local Plan 2011.

The tree and landscape protection scheme as shown on drawing JBA 09/116 TS03 Rev B and outlined within the Arboricultural Method Statement (JBA 09/116 AR03) shall be carried out concurrently with the development of the site. No excavations for services, storage of materials, parking of vehicles, excavation of soils or materials shall take place within the area designated as being protected. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, C9, D1 and H4 of the South Oxfordshire Local Plan 2011.

The external lighting to be used in the areas around the development hereby approved shall be provided in accordance with the details indicated on drawing JBA 09/116-03 Rev C prior to the first occupation of the development hereby approved and shall be thereafter retained. Reason: In the interests of the visual appearance of the development and the amenity of neighbouring occupiers in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

During the development of the site the following bat mitigation measures shall be implemented. i) A suitably qualified and licensed ecologist to be employed during the period when works to the area around the identified roost are taking place. ii) The ecologist to provide a suitable brief for all contractors working on the roof of the building. iii) Timing of works to avoid impacts on the known roosting site. iv) Existing roost and access points to be retained within the development. v) Additional roost provision in the form of four suitable bat boxes to be erected in suitable locations around the building. vi) Provision of six nesting boxes for common birds around the application site and under the eaves of the building. The development shall be implemented in accordance with the details and timing of the works submitted with the application. Reason: To protect wildlife in accordance with Policies G2, C8 and H4 of the South Oxfordshire Local Plan 2011.

The drainage shall be constructed in accordance with the details shown on drawings CH229/102 Rev T1 and CH229/101 Rev T1 prior to the first occupation of the development hereby approved. Reason: To prevent pollution in accordance with Policies G2, EP1, EP7 and H4 of the South Oxfordshire Local Plan 2011.

No soakaways shall be constructed such that they penetrate the water table, and they shall not in any event exceed 2 metre in depth below existing ground level. Reason: To prevent pollution of groundwater in accordance with Policies G2, EP7 and H4 of the South Oxfordshire Local Plan 2011.

Cycle storage shall be provided in accordance with the details submitted with the application prior to the first occupation of the development hereby approved and shall be thereafter retained. Reason: In the interests of sustainable modes of travel in accordance with Policies T2, G2 and H4 of the South Oxfordshire Local Plan 2011.

The Travel Plan accompanying the agents letter dated 17th November 2009 shall be implemented in full. Reason: To encourage sustainable modes of travel in accordance with Policies G2, T1, T2, T3 and H4 of the South Oxfordshire Local Plan 2011.

The development shall not be occupied until the vehicle parking spaces have been provided (and surfaced/marked out) in accordance with the approved drawings. The spaces shall thereafter be kept available for parking at all times. Reason: In the interests of highway safety in accordance with Policies G2, T1, T2 and H4 of the South Oxfordshire Local Plan 2011.

The building shall not be occupied until the waste and recyclable storage facilities have been provided in accordance with the approved details. The refuse strategy shall be implemented and maintained in accordance with the details submitted with the application. Reason: To ensure the effective waste management of the development in accordance with Policies C2, D10 and H4 of the South Oxfordshire Local Plan 2011.

The mechanical plant and ventilation shall be provided in accordance with the details submitted with the application prior to the first occupation of the development hereby approved and thereafter shall be retained. Reason: In the interests of the visual appearance of the development in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

The development hereby approved shall not be occupied 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 development shall then not be occupied until any agreed action is implemented and approved in writing 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 BS10175 2001 and shall include a site walkover, identification of all potential sources of contamination, natural and anthropogenic, and an initial conceptual model. b) If potential contamination is identified in a) then an intrusive site investigation must be undertaken in accordance with BS10175, and a report shall be produced detailing the works undertaken to characterise the site and shall contain a refined conceptual site model in the light of the results of the investigation. All chemical analysis shall be undertaken by MCERTS accredited laboratories. If the Local Planning Authority is not satisfied that any contamination has been adequately characterised then further works shall be required to clarify the remaining uncertainties. 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 shall be approved by the Local Planning Authority in writing before first occupation of the site. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

The ground and first floor windows in the north elevation of the extension shall be glazed in obscure glass and the obscure glazing shall thereafter be retained. Reason: To protect the amenity of neighbouring occupiers in accordance with Policies G2 and H4 of the South Oxfordshire Local Plan 2011.