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): P14/S1878/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 29b, 30b, 31b, 32b, 33a and 34b, 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): P14/S1878/DIS

That those buildings shown to be demolished on the plans accompanying the application shall be demolished, and any demolished material which is not to be utilised in the new development shall be removed from the land, before the development hereby permitted commences, and this provision shall apply unless an alternative scheme for the phased demolition of the building(s) and removal of materials shall first have been submitted to and approved in writing by the local planning authority. Reason: To ensure satisfactory comprehensive development in accordance with Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P14/S1878/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 C2, G2, G6, D1 and E8 of the South Oxfordshire Local Plan 2011. Related application(s): P14/S1878/DIS

Prior to the commencement of development a detailed specification of any external ducts, flue pipes or means of external venting shall be submitted to and approved in writing by the local planning authority and any such works shall be implemented in strict accordance with the details as approved. Reason: To ensure that the details of the development are satisfactory in accordance with Policies C2, G2, G6, D1 and E8 of the South Oxfordshire Local Plan 2011. Related application(s): P14/S1878/DIS

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 walls or roof of the development hereby permitted. Reason: To safeguard the character of the building and surrounding area and the amenities of adjoining occupiers in accordance with Policies C2, D1, G2, G6, E8 and D4 of the South Oxfordshire Local Plan 2011. Related application(s): P14/S1878/DIS

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2008 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Class A of the Order shall not be undertaken without the prior written permission of the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity and in accordance with Policies C2, D1, G2, G6, E8 and D4 of the South Oxfordshire Local Plan 2011. Related application(s): P14/S1878/DIS

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2008 (or any Order revoking or re-enacting that Order) the provision within the curtilage of the dwelling of any building, enclosure or swimming pool as described in Schedule 2, Part 1, Class E of the Order shall not be undertaken without the prior written permission of the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity and in accordance with Policies C2, D1, G2, G6 and E8 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) the erection or construction of gates, fences, walls or other means of enclosure as described in Schedule 2, Part 2, Class A of the Order shall not be undertaken without the prior written permission of the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity and in accordance with Policies C2, G2 and D1 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.

The development hereby permitted shall be implemented in accordance with the mitigation recommendations submitted within the Reptile Survey (June 2010) conducted by Peak Ecology in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. For the avoidance of doubt these recommendations include: 1) Immediately prior to the commencement of site clearance works a careful search of the identified reptile habitats is undertaken by an appropriately qualified ecologist 2) Any reptiles found should be carefully translocated to appropriate habitats adjacent to the site 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.

Prior to the first occupation of the dwellings hereby permitted, the proposed means of access onto Spring Lane and Wallingford Road (in the manner of Drawing Ref: 22709/002/001 and 22.17/729-02) are to be formed and laid out to the approval of the Local Planning Authority, constructed 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.

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 iv). 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 preliminary risk assessment, including a site walkover and conceptual site model detailing all potential contaminants, sources and receptors. ii) 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. iii) 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. iv) Validation of the remediation scheme demonstrating the effectiveness of the remediation approved in iii). 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 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 plan Drawing 1291/33a 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. For the avoidance of doubt: Any introduced manoeuvring area surfacing used shall be installed to be compliant with Sustainable Drainage (SuDS) regulations. Any unbound material used in production of any manoeuvring space shall be retained on site through some mechanism to be submitted for approval to the LA and shall be constructed, laid out, surfaced drained and completed in accordance with approved plans.

The development hereby permitted shall be implemented in accordance with the mitigation and enhancement recommendations submitted within the Bat and Barn Owl Survey report (Windrush Ecology, November 2010) in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. For the avoidance of doubt these recommendations include: 1) Demolition works to take place between September to April inclusive. 2) All contractors briefed on bats before demolition commences by an appropriately qualified ecologist. 3) Roof areas of existing buildings with bat potential to be carefully removed by hand 4) Three bat boxes to be erected on surrounding trees or new buildings following advice from the project ecologist. 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.

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.

The proposed rooflights within the rear (south facing elevation) of the barn conversion hereby permitted shall either have a floor to cill level of not less than 1.7 metres or shall be obscure glazed and fixed shut non-opening windows prior to the first occupation of the units and shall be retained as such thereafter. Reason: In the interests of residential amenity in accordance with Policies EP2 and E5 of the South Oxfordshire Local Plan 2011.

That development shall not begin until a detailed specification of the type, design and external finish of all windows and external doors has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the details of the development are satisfactory.