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/E0119/DIS

Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site together with the slab levels and ridge heights of the proposed development, relative to a fixed datum point on adjoining land, shall be submitted to, and approved in writing by the Local Planning Authority. Reason: To ensure that the development properly relates to the levels of adjoining land in the interests of the character and appearance of the locality and in accordance with Policies G2, G4, G6, C1, C2, D1 and H13 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E0119/DIS

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 ensure that the details of the development are satisfactory in accordance with Policies G2, G6, C1, C2, D1 and H13 of the South Oxfordshire Local Plan 2011. Related application(s): P10/E0119/DIS

The garage accommodation shall be retained as such and shall not be adapted for living purposes without the prior written permission of the Local Planning Authority. Reason: In the interests of highway safety and to ensure the provision of adequate off-street car parking on the site in accordance with Policies G2, G6, D1, D2, H13, T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011. Related application(s): P10/E0119/DIS

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access and hard standings shall be submitted to and approved in writing by the Local Planning Authority. 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 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, 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 Policies G2, G6, C1, C2, C9, D1 and H13 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for the trees on and adjacent to the site and these trees to be protected in accordance with a scheme which complies with BS 5837:2005 'Trees in Relation to Construction' and shall have been submitted to and approved in writing by the Local Planning Authority. The agreed measures shall be kept in place during the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policies G2, G6, C1, C2, C9 and D1 and H13 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be occupied or used at any time other than for purposes incidental to the property known as Kiln House and shall not be used for separate residential or commercial purposes. Reason: As the separate occupation of the buildings would represent an undesirable expansion of the premises and would result in inadequate standards of amenity and privacy and in accordance with Policies G2, G6, C1, C2, D1, D2, H6, H13, T1 and T2 of the South Oxfordshire Local Plan 2011.

Prior to the first use of the outbuildings hereby approved, the existing outbuildings shown dotted on the approved plans shall be demolished and removed from the site. Reason: In the interests of the character and appearance of the locality and in accordance with Policies G2, G4, G6, C1, C2, D1 and H13 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority: 1. A further site investigation, based on the Method Statement: Ground Investigation V2, reference 083112 prepared, by AA Environmental Consultants LLP to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 2. The site investigation results and the detailed risk assessment and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 3. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved. Reason: The previous site investigation covered the north part of the site. The area related to this proposed development was not investigated previously. The previous use of the site points to various potential sources of contamination that could pose a risk to controlled waters. Aluminium should also be included in the groundwater analyse and leachate test in accordance with Policies G2, EP8 and H13 of the South Oxfordshire Local Plan 2011.

Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority. Reason: To protect controlled waters by ensuring the remediated site has been reclaimed to an appropriate standard in accordance with Policies G2, EP8 and H13 of the South Oxfordshire Local Plan 2011.

If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with. Reason: The site has been used as a domestic waste tip and there may be a potential risk for different sources of contamination to be present. The site is located above a minor aquifer and is within Source Protection Zone 3 (SPZ3) therefore any contamination should be investigated in accordance with Policies G2, EP8 and H13 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul and surface water has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be implemented as approved. Reason: The site is located on top of a historical landfill and within SPZ 3. Soakaways should not be constructed in contaminated ground and must not be constructed to a depth exceeding 2 metres below existing groundwater level, and under no circumstances should the water table be intersected in accordance with Policies G2, EP6, EP7, EP8 and H13 of the South Oxfordshire Local Plan 2011.