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.

That, with the exception of the extension to The Millers Cottage samples of the materials to be used in the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority before development starts. This condition shall apply irrespective of any indications as to the details that may have been submitted with the application. Reason: In the interests of the visual appearance of the buildings in accordance with Policies G2, G6, D1, and H4 of the South Oxfordshire Local Plan 2011.

That the materials to be used for the external walls and roof in respect of the extension hereby approved to The Millers Cottage shall be of the same colour, type and texture as those used on the existing building. Reason: In the interests of the visual appearance of the buildings in accordance with Policies G2, G6, D1, and H13 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of the dwelling hereby approved, the extension to The Millers Cottage shall be completed in accordance with the approved plans. Reason: In the interests of the amenity of the neighbouring property in accordance with Policy H13 of the South Oxfordshire Local Plan 2011.

A scheme of fencing and other means of enclosure, (including the new entrance gates) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The development shall not be occupied before the fencing and other means of enclosure have been constructed in accordance with the approved details. Reason: In the interests of the visual appearance of the site in accordance with Policies G2, G6, D1, and H4 of the South Oxfordshire Local Plan 2011.

Prior to 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 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 C9 and D1 of the South Oxfordshire Local Plan 2011.

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, 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. 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 C9 and D1 of the South Oxfordshire Local Plan 2011.

That, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any subsequent revision, no additions or extensions to the dwelling shall be built or ancillary buildings or structures erected within the curtilage, unless permission has been granted by the Local Planning Authority on an application made for the purpose. Reason: To prevent the overdevelopment of the site and to safeguard the amenities of neighbouring properties in accordance with Policies G2, G6, D1, and H4 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development a plan showing the existing and proposed ground levels including the finished floor levels of the dwelling shall be submitted to and approved in writing by the Local Planning Authority. Such levels shall be shown in relation to a fixed and known datum point. Thereafter the dwelling shall be constructed in accordance with the approved levels. Reason: In the interests of the visual appearance of the site in accordance with Policies G2, G6, C1, D1 and H4 of the South Oxfordshire Local Plan 2011.

Unless otherwise agreed by the Local Planning Authority (LPA), development other than that required to be carried out as part of an approved remediation scheme must not commence until phases i) to iv) have been complied with, or further works have been deemed unnecessary as a result of conclusions based on risk assessments during phases i), ii) or iii), and this has been agreed upon in writing by the LPA. Document(s) detailing the works undertaken in each phase must be submitted to and approved by the LPA in writing before any other phase commences, and before occupation of any building in relation to phase v). All phases of investigation must be designed and conducted in accordance with DEFRA and the Environment Agencys Model Procedures for the Management of Land Contamination, CLR 11. i) A South Oxfordshire District Council contaminated land statement questionnaire. ii) A preliminary risk assessment, including a site walkover and conceptual site model detailing all potential contaminants, sources and receptors. iii) An intrusive site investigation to assess the type, nature, extent and risk(s) of any contamination identified in ii), whether or not it originates on site. It is recommended that the LPA are consulted on proposals. iv) A detailed remediation scheme, to bring the site to a condition suitable for the intended use. The scheme shall include all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works and site management procedures. The scheme shall also ensure that after remediation the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990. v) Validation of the remediation scheme demonstrating the effectiveness of the remediation approved in iv). If contamination is found during the course of development that was not previously identified, the development must be halted on that part of the site to the extent specified by the LPA and until the LPA are satisfied that all necessary phases above have been undertaken. Reason: To ensure that risks from land contamination to future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

That prior to the occupation of the proposed dwelling, the existing means of access onto Pack & Prime Lane shall be altered, laid out and constructed strictly in accordance with the highway authority's specifications and that all ancillary works specified shall be undertaken. Reason: In the interests of road safety in accordance with Policies T1 and R8 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of the development hereby approved the parking and turning areas shall be provided in accordance with drawing number 1 and shall be constructed, laid out, surfaced, drained and completed, and thereafter shall be retained unobstructed except for the parking and turning of vehicles at all times. Reason: To regularise the use of the available parking area and to reduce the likelihood of roadside parking in the interests of highway safety in accordance with Policies T1, D2 and T2 of the South Oxfordshire Local Plan 2011.

Sustainable design features shall be incorporated into the construction and fittings of the dwellings hereby approved, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The sustainable design features shall thereafter be retained. Reason: To ensure high standards in the efficient use of energy and water in accordance with Policy D8 of the South Oxfordshire Local Plan 2011.

With the exception of the alterations and extensions to The Millers Cottage the development hereby approved is an alternative form of development to the development approved under application reference P10/E0300, and must not be constucted in addition to or in conjunction with this development. Reason: To avoid the overdevelopment of the site and to ensure the proper planning of the area in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.