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. Related application(s): P12/S1189/DIS, P12/S1937/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 121C, D2660B, L960A, D1025E, L970D, D2615A, D1500A, D1005, D2605A, D2650A, 120C, D2700A, D2701A, D2710A, D2711A, D2800B, D2801B, D2810B, D2811B, D2900A, D2901A, D2910B, D2911B and 122A, 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. Related application(s): P12/S1189/DIS

The residential accommodation hereby permitted shall not be occupied at any time other than for purposes stated in the application. Reason: As the separate occupation of the accommodation would represent unacceptable residential development in the countryside, contrary to Policy H6 of the South Oxfordshire Local Plan 2011. Related application(s): P12/S1189/DIS

Prior to the commencement of development, detailed plans showing the existing and proposed ground levels of the site relative to a fixed datum point on adjoining land outside the applicant's ownership, 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, G4, G6, D1 and R10 of the South Oxfordshire Local Plan 2011. Related application(s): P12/S1189/DIS

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 Policies G2, G4, G6, D1 and R10 of the South Oxfordshire Local Plan 2011.

The measures set out in Section Five of the design and access statement, which accompanied the application, in respect of sustainable building, shall be implemented in accordance with the statement prior to the first occupation of any unit, unless as may otherwise be agreed in writing by the Local Planning Authority. Reason: To ensure sustainable development in accordance with Policy D8 of the adopted South Oxfordshire Local Plan.

Prior to the first occupation of the development, the parking and turning areas shall be provided in accordance with the approved drawing 5019/121/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. 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.

A balanced cut and fill method shall be employed for the earthworks involving a 'no dig' technique where cut material is used to the greatest possible extent to fill elsewhere on the site in order that export and disposal of material from the site is not necessary. Reason: in the interest of highway safety and in accordance with Policy T1 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 carried out in accordance with approved drawings 5019.120 Issue C, 5019.121 Issue C and 5019.122 Issue A. 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.

The development permitted by this planning permission shall only be carried out in sole accordance with the approved Flood Risk Assessment (FRA) carried out by the Elliot Wood Partnership and dated January 2011, the addendum (P03-a01) dated June 2011, the addendum (P03-a02) dated January 2012 Reason: To prevent an increase in the flooding in accordance with the requirements of the National Planning Policy Framework.

Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: 1. Detailed surface water calculations for all rainfall events up to and including the 1 in 100 year plus 30% for climate change to demonstrate that run-off rates will not exceed existing greenfield run-off rates. 2· Detailed drawing of the final proposed drainage scheme including proposed SUDs measures to demonstrate that sufficient attenuation is provided in a sustainable manner. 3· The use of an underground storage tank should be a last resort when considering a hierarchy of SUDs. If this measure is the only option due to technical constraints, the applicant should confirm that the construction of this close to the railway embankment is acceptable to the Rail Company. Reason: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system.

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 off-site receptors in accordance with policy EP8 of the adopted South Oxfordshire Local Plan.

Any 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. 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.