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 plans, GF/01/Rev C, GF/16/B, GF/02/A, GF/03/A, GF/04/A, GF/05/Rev B and GF/06A, 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.

The exterior of the development hereby permitted shall only be constructed in the materials specified in the application documents or in materials which shall previously have been approved in writing by the Local Planning Authority. Reason: In the interests of the appearance of the development and in accordance with Policies G2, G6, H13, C2 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development samples of all materials to be used in the external construction and finishes of the garage and pool pump house hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Reason: To safeguard the character of the area in accordance with Policies G2, G6, H13, C2 and D1 of the South Oxfordshire Local Plan 2011.

Two artificial House Martin nesting sites shall be provided in an appropriate location elsewhere on the building to compensate for the loss of the nest on the eastern elevation prior to the occupation of the extension hereby permitted. Reason: To ensure that birds are protected and their habitat enhanced, in accordance with the Wildlife and Countryside Act 1981 (as amended), and in accordance with Policy C6 of the South Oxfordshire Local Plan 2011.

That a scheme for the landscaping of the site to fill the gap left by the old driveway, 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.

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 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. Thereafter the agreed measures shall be in place for the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

The garage and pool pump house buildings hereby permitted shall only be used for purposes incidental to the enjoyment of the dwellinghouse within the application site and for no other purpose. Reason: As the separate occupation of the accommodation would represent an undesirable sub-division of the property and result in inadequate standards of amenity and privacy and in accordance with Policy H13 of the South Oxfordshire Local Plan 2011.

Any gates provided shall be set back a minimum of 5 metres from the edge of the carriageway and shall open inwards into the site. Reason: To ensure that vehicles may wait clear of the carriageway or footway while the gates are opened and closed, in the interests of highway safety and in accordance with Policy T1 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 GF/01/Rev C and shall be constructed, laid out, surfaced, drained and completed, and shall be retained unobstructed except for the parking of vehicles at all times. Any introduced manoeuvring area surfacing shall be installed to be compliant with Sustainable Drainage (SuDS) regulations. 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.

Before the proposed access is first used, the existing access onto the unnamed access road shall be permanently stopped up. Thereafter the closed access shall not be used by any vehicular traffic whatsoever. Reason: In the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

The bathroom and stairwell windows in the north elevation of the extensions and alterations hereby permitted shall not at any time be glazed other than with obscured glass. They shall be fixed shut, with the exception of a top hung openable fanlight and be permanently so retained thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policies H13 and D4 of the South Oxfordshire Local Plan 2011.

The windows in the north elevation, serving bedrooms 3 and 4, shall be obscure glazed and non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the windows are installed. Reason: To ensure that the development is not unneighbourly in accordance with Policies H13 and D4 of the South Oxfordshire Local Plan 2011.

All plant, machinery and equipment to be used by reason of the granting of this permission shall be so installed, maintained and operated so as to ensure that the rating noise level from the equipment does not exceed the background noise level at the boundary of the premises. Measurement and rating of noise for the purposes of this condition shall be in accordance with BS4142 (1997) 'Method for rating industrial noise affecting mixed residential and industrial areas'. Reasons: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.