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 listed on the Drawing Register received 27 May 2014 and the following reports and addendums: Arboricultural Report, Travel Plans, Design and Access Statement , Environmental Statement , Planning Statement, Sustainability Statement, Highway and Transport reports, 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.
No development shall take place prior to the implementation of a staged programme of archaeological work in accordance with the written scheme of investigation and mitigation that has been submitted to and approved in writing by the local planning authority. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication. The work shall be carried out by a professional organisation acceptable to the local planning authority.
Reason: To enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Government advice set out in the NPPF and in accordance with Policies CON11, CON13 and CON14 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 Agency's '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 adopted South Oxfordshire Local Plan.
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 policy EP8 of the adopted South Oxfordshire Local Plan.
Prior to the commencement of the development hereby approved updated protected species surveys shall be undertaken to establish changes in the presence, abundance and impact on protected species (excluding reptiles) . The survey results, together with any necessary mitigation strategy should be submitted to and approved in writing the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details.
Reason: To ensure there is no adverse effect on biodiversity interests in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policies C6 and C8 of the South Oxfordshire Local Plan 2011.
No works or development shall take place, including any works of demolition, until a Construction Management Plan has been submitted and approved in writing by the Local Planning Authority to provide for:
a) the parking of vehicles of site operatives and visitors
b) loading and unloading of plant and materials
c) storage of plant and materials used in constructing the development
d) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate
e) wheel washing facilities
f) measures to control the emission of dust and dirt during construction
g) measures to prevent surface water entering the highway
h) a scheme for recycling waste resulting from the construction program
i) route of construction traffic
j) phased works and construction on the site
The approved Construction Method Statement shall be adhered to throughout the development process unless agreed otherwise in writing by the Local Planning Authority.
Reason: In the interests of safety, protecting the amenity of local land uses, neighbouring residents, the character of the area and highway safety in accordance with Policies D10, EP1, EP2, EP6.
In connection with the implementation of this permission no construction works shall take place outside the hours of 07:30 to 18:00 Mondays to Fridays and 08:30 to 13:00 on Saturdays. Works shall not take place at all on Sundays, Public Holidays or Bank Holidays without the prior written approval of the Local Planning Authority.
Reason: To protect the occupants of nearby residential properties from noise and dust disturbance during the development of the site in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.
The development hereby permitted shall not commence until details of surface water drainage works and arrangements for the management and maintenance of those areas have been approved in writing by the Local Planning Authority. The works and the maintenance shall be carried out in accordance with the approved details.
Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.
The development hereby permitted shall not commence until details of foul drainage works have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and no discharge of foul or surface water from the site shall be accepted into the public system until the approved works have been carried implemented.
Reason: To ensure that there is sufficient capacity in the public system to prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site relative to adjoining land and residential properties in Portway and Park Road, together with the slab levels and ridge heights of the proposed buildings, 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 development in the interests of amenity and in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 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 and hedgerows 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 and hedgerows 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 the current edition of BS 5837 ''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 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 any roadway, parking, pathway or other surfacing within the RPA, 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) 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 Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Notwithstanding the details submitted with the planning application, a scheme for the landscaping of the site shall be submitted for approval in writing by the Local Planning Authority prior to the commencement of the development. The scheme shall include: the planting of live trees and shrubs, details of tree pits to be installed, the location of all services including lighting and the treatment of the access roads and hard standings. The landscaping d shall be planted as approved in the first available planting season and at the latest within 12 months of the commencement of the approved development and thereafter be maintained in accordance with the approved management plan (condition 14)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 Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed programme.
Reason: To help to assimilate the development into its surroundings in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, EP6 and D1 of the South Oxfordshire Local Plan 2011.
Notwithstanding the details submitted with the planning application, details of all external works including the provision of boundary treatments and street furniture shall be submitted for approval in writing by the Local Planning Authority prior to the commencement of the development. The external works shall be carried out in accordance with the approved details.
Reason: To help to assimilate the development into its surroundings in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Notwithstanding the details submitted with the application, prior to the commencement of development details of all materials in the external construction and finishes, including samples (and sample panels built on site), shall be submitted for approval in writing by the local planning authority. The development shall be built in accordance with the approved details.
Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Prior to the first occupation of development the details identified in the Residential Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details.
Reason: To promote the use of non car modes of transport in accordance with national guidance, Policy CSM2 of the South Oxfordshire Core Strategy and and Policy T1 of the adopted South Oxfordshire Local Plan.
Related application(s):
P14/S4108/DISPrior to commencement of any works details and a specification of the proposed means of access onto Park Road shall be submitted for approval in writing by the Local Planning Authority. The works shall be implemented in accordance with the approved details.
Reason: In the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of development details and phasing of the estate roads and footpaths shall be submitted and approved in writing by the Local Planning Authority. The roads and footpaths shall be laid out, constructed, lit and drained in accordance with the approved details.
Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development, in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Dwelling access, driveway, parking and turning areas
Before any one individual dwelling is first occupied, the proposed vehicular access, driveway, parking space or turning area that serves that dwelling shall be constructed, laid out, surfaced and drained in accordance with the specification details that shall have first been submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The parking and turning areas 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.
Prior to the commencement of development details of all external lighting for a) residential properties and b)street lighting shall be submitted to and approved in writing by the Local Planning Authority. The lighting shall be constructed in accordance with the approved details.
Reason: In the interests of visual amenity and highway safety in accordance with Policies CSM1 and CSQ3 of the South Oxfordshire Core Strategy and Policies T1, D1 and EP3 of the South Oxfordshire Local Plan 2011.
Details of cycle parking facilities to be provided shall be submitted for approval in writing by the Local Planning Authority, prior to the commencement of development. The facilities shall be implemented in accordance with the approved details.
Reason: To encourage the use of cycles as a means of transport in accordance with Policy CSM1 of the South Oxfordshire Core Strategy and Policy T2 and Appendix 5 (Parking Standards) of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S4108/DISPrior to the first occupation details of the design of the proposed play area to include equipped play facilities and details of timing and maintenance shall be submitted for approval in writing by the Local Planning Authority. The play area shall be implemented and maintained in accordance with the approved details.
Reason: To meet the need for children's play space in accordance with Policy CSI1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and D1 of the South Oxfordshire Local Plan.
The dwellings shall be designed and constructed to attain a minimum Level 3 star rating in accordance with the Code for Sustainable Homes. A post construction review of each phase (phases 1 to 3) shall be carried out and shall be submitted to the Local Planning Authority prior to the final occupation in that phase of the development.
Reason: To ensure the development is of a sustainable design in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy.
Related application(s):
P14/S4108/DISNot less than 10% of the market housing units shall be built to meet Lifetime Homes Standards the locations of which shall be approved in writing prior to the construction of the development.
Reason: To ensure that the supply of adaptable homes for long term needs is increased in accordance with policy CSH4 of the South Oxfordshire Core Strategy.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) the provision within the curtilage of the dwelling of any building, enclosure or swimming pool as described in Schedule 2, Part 1, Class E of the Order shall not be undertaken on Plots 132, 133 and 154 without the prior written permission of the Local Planning Authority.
Reason: To ensure the Local Planning Authority retains control over any future development in the interests of trees and amenity in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, D1 and D4 of the South Oxfordshire Local Plan 2011.
The garage accommodation hereby approved 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 of the South Oxfordshire Local Plan 2011.
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