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 the development hereby approved shall be carried out in accordance with the details shown on the following approved plan, 07-908-02, 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.

That the materials to be used for the external walls, roofs and openings of the development hereby approved shall be of the same colour, type and texture as those used on the existing building. Reason: To ensure that the details of the development are satisfactory in accordance with Policies G2, G6, D1 and E5 of the South Oxfordshire Local Plan 2011.

Prior to the first use of the extension hereby permitted, the parking and manoeuvring areas shall be provided in accordance with the plan 07/809/02 hereby approved and shall be constructed, laid out, surfaced (bound 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 G2, D2, E5, 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 frontage shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall involve: 1. The removal of the existing front boundary wall and the replacement of its foundations with good quality top soil. 2. The excavation of tree pits to secure 4 replacement extra heavy standard trees with site specific designed tree pits with the ability to allow moisture and gaseous exchange from car park hardstanding above. 3. The design should incorporate anti-compaction structured soils and the integration of tree pit watering systems. 4. All tree stock to be in accordance with BS 3936 Part 1 and following planting procedures set out in BS 4043 transplanting of root ball trees. 5. A mixed species native hedging to be planted along the front boundary. 6. A 5 year maintenance schedule, including watering, weeding and aftercare measures and a replacement with like for like policy for any failures within that period. 7. The hedge should have adequate vermin protection and maintenance to ensure successful establishment and a 5 year replacement with like for like policy for failures. 8. All species and design to be agreed prior to implementation. 9. It is recommended that a consultant arboriculturalist is employed to design and oversee the project. 10. The above scheme shall be implemented in accordance with a programme to be agreed with the Local Planning Authority and thereafter be maintained in accordance with the approved scheme to the complete satisfaction of the Local Planning Authority. Reason: To replace the trees that would be lost as a result of the additional parking area and to help to assimilate the development into its surroundings in accordance with Policies G2, G6, C9, D1 and E5 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any work a detailed noise assessment shall be submitted to and approved, in writing, by the Local Planning Authority. The report must be prepared in accordance with BS: 4142 (1997) 'Method for rating industrial noise affecting mixed residential and industrial areas' by a competent person. The report should include: - A large scale plan of the proposed development - Noise sources and measurement/ prediction points marked on plan - Noise levels produced by the equipment associated with the proposal - The rating level of the noise - is it tonal or intermittent? - The times of operation of equipment - The background noise level at the nearest noise sensitive location - Details of noise mitigation measures proposed (including consideration of acoustic baffling to the extraction unit) - Description of noise calculation procedure - Comparison of noise levels with appropriate criteria Where necessary, following approval of the noise assessment the applicant must submit a detailed scheme to control the noise produced by the development which must be approved in writing by the Local Planning Authority. Thereafter the approved scheme must then be implemented and maintained. Reason: To protect the amenity of the neighbouring area in accordance with Policies G2, EP2 and E5 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) or ii), 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 iv). All phases of investigation must be designed and conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11. i) A preliminary risk assessment, including a site walkover and conceptual site model detailing all potential contaminants, sources and receptors. ii) 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. iii) 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. iv) 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 Policies G2, EP8 and E5 of the South Oxfordshire Local Plan 2011.