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.

Prior to the commencement of development samples of the materials to be used for the external walls and roof 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 Policy D1 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order), no window(s),or other openings other than those shown on the approved plan(s) shall be inserted in the northern elevation at first floor of the development hereby permitted. Reason: To safeguard the amenities of adjoining occupiers in accordance with Policy D4 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development, the parking and turning areas shall be provided in accordance with the approved plan 891/03c 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 T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011.

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 in accordance with Policies T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011.

That the turning area in front of the existing garages shown on plan ref 891/03a ( labelled "hard standing" ) must remain free from obstructions and should not be used for parking associated with the new development. Reason: In the interests of highway safety and in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of the dwellings, the details refuse collection including the storage of the wheelie bins and collection points shall be submitted to and approved in writing by the Local Planning Authority. Reason: In accordance with Policy D10 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.

A hedge of a species to be first agreed in writing with the Local Planning Authority shall be planted along the northern, southern and western boundaries of the land prior to the occupation of the dwellings hereby approved and such hedges shall be so tended as to grow to and remain at a height of not less than 1.5 metres, and any plant which may die or be seriously damaged or destroyed within 2 years of the completion of the development shall be replaced and the replacement shall be properly maintained. Reason: To help to assimilate the development into its surroundings in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

The bathroom window in the rear- northern elevation of the dwelling hereby permitted shall be glazed in obscure glass prior to the first occupation of the accommodation and it shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policy D4 of the South Oxfordshire Local Plan 2011.

No development shall commence until a phased contaminated land risk assessment including formulation of any necessary remediation proposals has been completed. The development shall then not be occupied until all approved remediation works are completed. All phases need to be undertaken by a person competent in contaminated land, in accordance with Defra and the Environment Agency's 'Model Procedures for the Management of Contaminated Land, CLR11' and be approved in writing by the Local Planning Authority (LPA). Consulting the LPA with proposals for each phase is recommended. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site and to inform the preliminary conceptual site model. If potential contamination is identified then Phase 2 shall be undertaken. Phase 2 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and, where necessary, to inform the remediation strategy proposals. If significant contamination is found then Phase 3 shall be undertaken. Phase 3 requires production of a remediation and validation scheme to ensure the site is rendered suitable for its proposed use. The remediation shall be carried out in accordance with a scheme and timetable first agreed in writing by the LPA. Phase 4 requires a full validation report detailing the measures carried out to ensure compliance with any approved remediation scheme in Phase 3 to be submitted to and approved in writing by the LPA. All implemented works shall be maintained in place thereafter. Reason: To ensure that any ground, water and gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure that the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development details of foul and surface water drainage shall be submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution in accordance with Policies EP1, EP2 and EP6 of the South Oxfordshire Local Plan 2011.

The dwellings shall be designed and constructed to include the sustainable features set out in the Design & Access Statement accompanying the planning application . Reason: To ensure sustainable development in accordance with Policy D8 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 the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 891/02a, 891/03c,891/05f,891/04f, 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.