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/W2344/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, M1110..P..DRG..02, 10415 FP and M1110_PL_DRG_01 Rev 5, 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/W2344/DIS

That the maximum ridge height of the property hereby approved shall be no higher than 6.0 metres above the road level as shown on Drawing No. M110_PL_DRG_01 Rev.5. Reason: To ensure that the character of the area is retained in accordance with Policies D1, G6 H4 and H5 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W2344/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 D1, G6 H4 and H5 of the South Oxfordshire Local Plan 2011. Related application(s): P11/W2344/DIS

That the roof lights within the rear (north-west facing) elevation of the dwelling hereby permitted shall have a minimum floor to cill height of 1.7 metres. Reason: To ensure that the development is not unneighbourly in accordance with Policy D4 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 window(s), door(s) or other openings other than those shown on the approved plans shall be inserted in the rear (north-west facing) walls or roof of the development hereby permitted at first floor level. Reason: To safeguard the amenities of adjoining occupiers in accordance with Policy D4 of the South Oxfordshire Local Plan 2011.

Sustainable design features shall be incorporated into the construction and fittings of the dwelling hereby approved so that it meets at least Code Level 3 of the Code for Sustainable Homes. 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.

Prior to occupation of the dwelling hereby permitted the proposed means of access onto Slade End is to be formed and laid out to the approval of the Local Planning Authority, constructed strictly in accordance with the local authority's specifications and all ancillary works specified shall be undertaken. Reason: in the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Before the proposed access is first used, the existing access onto Slade End shall be permanently stopped up by the means of reinstatement of the highway verge and proposed planting to the approval of the Local Planning Authority and in accordance with the local highway authority's specifications. Thereafter the closed access shall not be used by any vehicular traffic whatsoever. Reason: In the interest of highway safety and in accordance with Policy T1 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.

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 C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained, and the trees shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in Relation to Construction" as detailed in the arboricultural method statement accompanying the application by Sylva Consultancy dated February 2011. The agreed measures shall be kept in place during the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

The existing hedges on the land shall be protected whilst development operations are in progress, in accordance the details in the arboricultural method statement accompanying the application by Sylva Consultancy dated February 2011 and to be implemented prior to the commencement of the development. Reason: To safeguard the character of the area in accordance with Policies C9 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall be implemented in accordance with the Biodiversity Survey and Report (Feb 2011) submitted with the application in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. This condition will be discharged on receipt of a letter from the project ecologist stating that the mitigation has been completed according to the approved report. Reason: To protect the important species on the site, in accordance with Policy C8 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.