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): P13/S3243/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 1203ec-02, LOC-001, BLO-001, CMP-001, CMP-002 and 1203ec-01, 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): P13/S3243/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, 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, G6, C2, H5 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P13/S3243/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, G6, C2, H5 and D1 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, as amended 2008, (or any Order revoking or re-enacting that Order) no external alterations or extensions shall be carried out to the buildings hereby approved. Reason: To safeguard the amenities of the occupiers of the adjoining properties and the character of the area generally in accordance with Policies G2, D1, D4 and H5 of the South Oxfordshire Local Plan 2011.

The first floor bathroom and en-suite windows in the southwestern rear elevation of the dwelling hereby permitted shall be glazed in obscure glass and fixed shut to a height of 1.7 metres above the floor level of the room they serve. This shall occur prior to the first occupation of the accommodation and it shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policies G2, G6, H5 and D4 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 and the provision of boundary fencing, 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 include details of planting along the northwestern boundary of the application site that will supplement the screening between No.1 Emmens Close and the development hereby approved. 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 and to safeguard the amenity of the future occupier of the new dwelling in accordance with Policies G2, G6, C2, C9, D1 and H5 of the South Oxfordshire Local Plan 2011.

The dwelling shall be designed and constructed to attain a Level 3 star rating in accordance with the Code for Sustainable Homes. A post construction review shall be carried out and shall be submitted to the Local Planning Authority prior to occupation of the development. Reason: To ensure the new dwelling incorporates an appropriate amount of sustainable measures in its constriction, in accordance with Policy D8 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 drawing no: 1203ec/02 and shall be constructed, laid out, surfaced (bound material), 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 G2, D2, H5, T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011.

No surface water from the development shall be discharged onto the adjoining highway and a scheme to prevent this occurrence shall be submitted to and approved in writing by the Local Planning Authority and constructed prior to the commencement of building operations. Reason: In the interests of highway safety and in accordance with Policies G2, H5, T1 and EP6 of the South Oxfordshire Local Plan 2011.

The works hereby approved shall be carried out in full accordance with the measures recommended in the Arboricultural Method Statement provided by Heritage Tree Services and shown by the associated tree protection plan (Drawing No: 1203ec/01). Any variation shall be first agreed in writing by the Local Planning Authority. Reason: To safeguard trees which are visually important in accordance with Policies G2, C9, D1 and H5 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 South Oxfordshire Local Plan 2011.

The detached garage hereby permitted shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling known as 1 Emmens Close. 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 adopted South Oxfordshire Local Plan.