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, P07, P08, P011 received 14 October 2011, P01A, P02A, P03A, P04A, P05A, P06A, P09A, P10A received 17 January 2011, 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.

Should the development be built out in a phased manner, as indicated in the Design and Access Statement, details of the proposed phases together with car parking and turning to serve each phase and landscaping / boundary treatments for the whole site shall be submitted for approval in writing prior to the commencement of development. The development shall accord with the approved details unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that sufficient parking is provided and the amenities of the locality are protected, in accordance with Policies T1,T2, D1, G2 and G6 of the adopted South Oxfordshire Local Plan 2011.

The buildings hereby permitted shall be designed and constructed to incorporate sustainable methods of construction, including the use of the measures identified in the Design and Access Statement accompanying the application and a minimum BREEAM rating ¿Very Good¿ shall be achieved. Upon completion of each block a post construction review shall be carried out and submitted to the Local Planning Authority. Reason: To ensure high standards in the conservation and efficient use of energy, in accordance with Policy D8 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 iii) 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 iii). 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) An intrusive site investigation to assess the type, nature, extent and risk(s) of any contamination, whether or not it originates on site. It is recommended that the LPA are consulted on proposals. ii) If contamination is identified in i),a detailed remediation scheme, shall be produced 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. iii) Validation of the remediation scheme demonstrating the effectiveness of the remediation approved in ii). 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 2011.

Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site relative to adjoining land, 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 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 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 means of demolition any existing site structures, and of the re-instatement of the area currently occupied thereby; (iv) 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'. (v) 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; (vi) 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. Reason: To safeguard trees which are visually important in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary fencing and screen walling shall be submitted to and approved in writing by the Local Planning Authority. 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 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 five 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 D1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not commence until surface water drainage works have been carried out in accordance with details submitted that have been submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

No development shall take place until details about the noise control techniques from the buildings have been submitted to and approved, in writing, by the Local Planning Authority. A noise report must be produced in accordance with "BS 4142 (1997), Method for rating industrial noise affecting mixed residential and industrial areas" and include the following information; * Noise levels produced by the [air conditioning units etc] at the nearest noise sensitive location * The rating level of the noise - is it tonal or intermittent? * The times of operation of the equipment * The background noise level at the nearest noise sensitive location [Further details are contained in the Planning and Noise leaflet, which is attached]. It is strongly recommend that the applicant engages a competent acoustic consultant to undertake this assessment. Thereafter, the development shall not be carried out other than in accordance with the approved details. Reason: To protect the occupants of nearby residential properties/Businesses from noise and odour disturbance during the development of the site in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

External lighting will only be permitted in accordance with a lighting scheme to be approved in writing by the Local Planning Authority. Any such lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage and shall be turned on only during the conditioned hours of operation and remain off at all other times. Reason: To safeguard the amenity of neighbouring residents and the rural character of the countryside in accordance with Policy EP3 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development details of refuse and recycling storage for the proposed buildings shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in strict accordance with the approved details and retained thereafter. Reason: to ensure adequate provision for the management of waste in accordance with Policy D10 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 development 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 Policy D1 of the South Oxfordshire Local Plan 2011.

No development shall take place, including any works of demolition, until a Construction Method Statement 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) a scheme for recycling waste resulting from the construction program 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 EP1 and EP2 of the South Oxfordshire Local Plan 2011.

The hours of operation for construction and demolition works shall be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday. No work to take place on Sundays, Bank Holidays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

Prior to the use of the development hereby permitted a Green Travel Plan for occupiers shall be submitted and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. The Travel Plan 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 in PPG13: Transport and Policy T3 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development a turning area and car parking spaces shall be provided within the curtilage of the site so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway. The turning area and parking spaces shall be constructed, laid out, surfaced, drained and completed in strict accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The turning area and car parking spaces shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. Reason: In the interests of highway safety and to ensure the provision of off-street car parking 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 a detailed plan showing provision for car and van parking spaces, including 5 disabled car parking spaces, shall be submitted to and approved in writing by the Local Planning Authority and such parking facilities shall be laid out, surfaced drained and completed in strict accordance with the approved details prior to the first occupation of the development hereby permitted. Thereafter the car parking spaces shall be retained unobstructed except for the parking of vehicles at all times. Reason: In the interests of highway safety and to ensure the provision of off-street car parking in accordance with Policies T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the development, the cycle parking facilities shall be provided in accordance with the details hereby approved. Reason: To encourage the use of cycles as a sustainable means of transport in accordance with Policy T2 and Appendix 5 (Parking Standards) of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the building(s) shower, washing and changing facilities for cyclists shall be provided in accordance with the details hereby approved. Reason: To encourage the use of cycles as a sustainable means of transport in accordance with Policy T2 and Appendix 5 (Parking Standards) of the South Oxfordshire Local Plan 2011.

The hours of operation for the development shall be restricted to 08:00 to 19:00 Monday to Friday and 08:00 to 13:00 on a Saturday and no work to take place on Sundays, Bank Holidays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.