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: In the interests of the visual appearance of the site in accordance with Policies G2, G6, D1 and H5 of the South Oxfordshire Local Plan 2011.

A scheme for the means of treatment of the hard surfaced areas of the site shall be submitted to and approved in writing by the Local Planning Authority before any development starts on site. The dwelling hereby approved shall not be occupied before the hard surfaced areas have been constructed in accordance with the approved details. Reason: In the interests of the visual appearance of the site in accordance with Policies G2, G6, D1 and H5 of the South Oxfordshire Local Plan 2011.

A scheme of fencing and other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The dwelling hereby approved shall not be occupied before the fencing and other means of enclosure have been constructed in accordance with the approved details. Reason: In the interests of the visual appearance of the site in accordance with Policies G2, G6, D1 and H5 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby approved a plan showing the existing and proposed ground levels and the finished floor levels of the dwelling hereby approved shall be submitted to and approved in writing by the Local Planning Authority. Such levels shall be shown in relation to a fixed and known datum point on adjoining land. Thereafter the development shall be constructed in accordance with the approved levels. Reason: In the interests of the visual appearance of the site and neighbours amenity in accordance with Policies G2, G6, D1, D4 and H5 of the South Oxfordshire Local Plan 2011.

The existing hedge along the whole of the southern boundary of the site shall be retained and properly maintained. Any plant which may die, be seriously damaged or destroyed within 5 years of the completion of the development of the development hereby approved shall be replaced and the replacement shall be properly maintained. Reason: In the interests of the visual appearance of the development and the amenity of neighbouring occupiers in accordance with Policies G2, G6, C9, D1, D4 and H5 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 and the agreed details shall be implemented prior to commencement and retained for the duration of the development. 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 (2012), 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; (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 G2, G6, C9, D1 and H5 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 G2, G6, C9, D1 and H5 of the South Oxfordshire Local Plan 2011.

The dwelling hereby permitted shall be designed and constructed to incorporate sustainable methods of construction in accordance with details which shall first have been submitted to and approved in writing by the Local Planning Authority, prior to the commencement of the development. Reason: To ensure high standards in the conservation and efficient use of energy, water and materials, in accordance with Policies G2, D8 and H5 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of the dwelling hereby approved the parking area and passing bay shall be provided in accordance with drawing number MDL-1038-PL101 and shall be constructed, laid out, surfaced, drained and completed, and the parking area shall thereafter be retained unobstructed except for the parking and turning of vehicles associated with the dwelling hereby approved. Reason: To regularise the use of the available parking area in the interests of highway safety in accordance with Policies G2, D2, H5, T1 and T2 of the South Oxfordshire Local Plan 2011.

The passing bay as shown on drawing MDL-1038-PL101 shall remain unobstructed at all times. Reason: In the interests of highway safety and convenience in accordance with Policies G2, D2, H5, T1 and T2 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 Policies G2, EP8 and H5 of the South Oxfordshire Local Plan.

Irrespective of the Town and Country Planning (General Permitted Development) Order 1995 (or any subsequent revision), no additional openings shall be inserted at first floor level in the north and south elevations of the development hereby permitted, unless obscure glazed and fixed shut up to a point 1.7 metres above internal floor level. Reason: In the interests of the amenity of the neighbouring occupiers in accordance with Policies G2, D4 and H5 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the dwelling hereby approved, the first floor windows in the south elevation of Highfield shall be altered in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the amenity of the occupiers of the approved dwelling in accordance with Policies G2, D4 and H5 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 additions or extensions to the dwelling shall be built, unless permission has been granted by the Local Planning Authority on an application made for the purpose. Reason: To prevent the overdevelopment of the site and to protect neighbouring amenity in accordance with Policies G2, G6, D1 and H5 of the South Oxfordshire Local Plan 2011.

Refuse and recycling provision shall be provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved. The approved refuse and recycling provision shall thereafter be retained . Reason: In the interests of the effective waste management of the development in accordance with Policies G2, D10 and H5 of the South Oxfordshire Local Plan 2011.

The development hereby approved shall not be occupied until surface water and foul drainage works have been carried out in accordance with details submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution and flooding in accordance with Policies G2, EP1, EP6 and H5 of the South Oxfordshire Local Plan 2011.