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): P11/W2391/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, drawing nos. 207-PL-01F, 10F, 11F, 13F, 14F, Arboricultural Survey, Ecological Appraisal, Travel Plan Statement and Flood Risk Assessment, 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): P11/W2391/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 Policy D1 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W2391/DIS

The development hereby permitted shall not commence until surface water drainage works have been carried out in accordance with details that have been submitted to and approved in writing by the Local Planning Authority. The surface water drainage scheme shall incorporate the advice contained within the Flood Risk Assessment prepared by Remenham Associates dated 13 July 2011 which accompanied the application. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W2391/DIS

That notwithstanding the details shown on drawing nos. 207-AD-10 (option 1) or 11 (option 2), revised details of the design of the culvert and road bridge to show minimal dig or damage to the tree roots on the north bank shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction works on the bridge. Reason: To safeguard the long term health of protected trees in accordance with Policy C9 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W2391/DIS

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 phase i) has been complied with, or further works have been deemed unnecessary as a result of conclusions based on risk assessments during investigation 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 identified, whether or not it originates on site. This investigation must take into consideration the preliminary investigation including the Phlorum Report dated September 2011. It is recommended that the LPA are consulted on proposals. ii) 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. 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 South Oxfordshire Local Plan 2011.

Prior to the commencement of work on the river a scheme for the protection, enhancement and management of the river bank and any remaining buffer zone alongside the watercourse shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include: · details of the landscaping project and planting scheme along the river bank, which should be riparian species that are native to the UK; · details of the position of the gabion baskets on the bank top; · a method statement and details of the proposed dredging and silt removal, including the depth of the material to be removed; · details demonstrating how the river bank will be protected during development and managed/maintained over the longer term; · details of any footpaths for access or fencing etc. Reason: Because land alongside watercourses is particularly valuable for wildlife and it is essential this is protected in accordance with Policies E8 and EP4 of the South Oxfordshire Local Plan 2011.

That the sustainable design features, set out in the design and access statement and other documents accompanying the application; namely; · Solar panels · Ecology of the brook to be enhanced · All external surfaces to be SUDS compliant · Concrete hardstandings where to be dug up will be re-used on site · Materials to be natural stone and oak with thermal reflective glass, - roof tile to achieve A+ rating in the BRE Green Guide spec · solar energy harnessing to heat 70% of hot water needs (Velux solar hot water system) · Rainwater harvesting into an 8,400 litre underground reservoir to supply up to 58% of cold water requirements shall be incorporated into the construction and fittings of the nursery building hereby approved. The sustainable design features shall thereafter be retained. Reason: To ensure high standards in the efficient use of energy, water and materials in accordance with Policy D8 of the South Oxfordshire Local Plan 2011.

The proposed vision splay shall be formed, laid out and constructed in accordance with detailed plans which shall be submitted to and approved in writing by the Local Planning Authority prior to the nursery opening to the public and the land and vegetation within the splay shall not be raised or allowed to grow above a maximum height of 900 millimetres above carriageway level. Reason: In the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the nursery being open to the public, the car and cycle parking and turning areas shall be provided in accordance with the approved plan drawing nos. 207-PL-10F 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 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 as detailed in the approved Flood Risk Assessment. Reason: In the interests of highway safety and in accordance with Policies T1 and EP6 of the South Oxfordshire Local Plan 2011.