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):
P18/S1137/DIS,
P18/S1203/DIS,
P18/S1204/DIS,
P18/S1369/DIS,
P18/S1680/DIS,
P18/S1973/DIS,
P18/S2121/DIS,
P18/S2157/DIS,
P18/S2298/DIS,
P18/S2633/DIS,
P19/S0881/DIS,
P19/S0942/DISThat the development hereby approved shall be carried out in accordance with the details shown on the attached schedule of approved plans dated 22 May 2015 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):
P18/S1137/DIS,
P18/S1203/DIS,
P18/S1369/DIS,
P18/S1680/DIS,
P18/S1973/DIS,
P18/S2121/DISPrior to the commencement of any development a phasing plan for the development of the site shall be submitted to and agreed in writing by the Local Planning Authority.
Reason: To secure the proper planning of the area in accordance with Development Plan policies.
Related application(s):
P18/S1137/DIS,
P18/S1973/DIS,
P18/S2121/DISPrior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074 detailed plans showing the existing and proposed ground levels of each phase of the site together with the slab and ridge levels of the proposed development, relative to a fixed datum point on adjoining land outside of the application site, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.
Reason: To ensure a satisfactory form of development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S1973/DIS,
P18/S2121/DISPrior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074 , 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: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S2121/DISPrior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, written approval has been given by the Local Planning Authority to a sample panel(s) of all external walling materials to be used in that phase of the development. The sample panel(s) shall be erected on the site of the development and retained until development is completed, and the panel(s) shall thereafter be removed from the site.
Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S2121/DISPrior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, details of all boundary walls, fences and any other means of enclosure within each phase shall be submitted to and approved in writing by the Local Planning Authority. All such approved means of enclosure shall be erected prior to the first occupation of the development.
Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S2121/DISPrior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, details of refuse and recycling storage within that phase shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved and retained thereafter.
Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.
The development hereby approved shall be designed and constructed to meet Secure by Design Part 2 Standards for physical security.
Reason: To reduce the opportunity for crime in accordance with Policy D6 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. 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 'Trees in relation to design, demolition and construction' 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 means 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 any roadway, parking, pathway or other surfacing within the RPA, 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) 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.
Thereafter the development shall be carried out in accordance with the approved details with the agreed measures being kept in place during the entire course of development.
Reason: To safeguard trees which are visually important in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, a scheme for the landscaping of the site within each phase, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary fencing and screen walling shall be submitted to and approved in writing by the Local Planning Authority. The planting scheme shall include details of trees pits, including soil volumes. The scheme shall be implemented as approved within 12 months of the completion of development within each phase and thereafter be maintained in accordance with the approved scheme and an accompanying detailed management plan.
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, shall be planted and properly maintained in a position or positions first approved in writing by the Local Planning Authority.
Reason: To help to assimilate the development into its surroundings in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
No development shall take place until a scheme for the provision and management of an 25 metre wide buffer zone alongside the River Thames and a 6m buffer zone around the lake and other watercourses within the site 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 buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping; and could form a vital part of green infrastructure provision. The schemes shall include:
1. Plans showing the extent and layout of the buffer zone
2. Details of any proposed planting scheme (for example, native species)
3. Details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan
4. Details of any proposed footpaths, fencing, lighting etc.
Reason: To ensure there is no adverse effect on biodiversity interests in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policies C6 and C8 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of any development (including demolition and site clearance and preparation) but excluding all road junction works at the main site access with the main site access with the A4074, an updated Extended phase 1 Habitats Survey will be conducted (where necessary this should include additional specialist surveys for protected species) to update the information on the species and the impact of development. A report of the surveys together with an amended mitigation strategy as appropriate shall be submitted to and be approved in writing by the
Local planning authority, and shall be thereafter be implemented as agreed.
REASON: As the existing survey data is now out of date the surveys should be completed to update the information and ensure that the implemented development takes account of all relevant material considerations in accordance with Policy C8 of the South Oxfordshire Local Plan and policy CSB1 of the South Oxfordshire Core Strategy.
Prior to the commencement of any development (including demolition and site clearance and preparation) but excluding all road junction works at the main site access with the A4074 )
a) a licence issued by Natural England pursuant to the Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorising the specified activity to go ahead; or
b)a statement and justification in writing from a suitably qualified ecologist to the effect that it does not consider that the specified activity will require a licence.
shall be submitted to the Local Planning Authority.
REASON: To protect the important species (bats) on the site, in accordance with Policy CSB1 of the Core Strategy and Policy C8 of the adopted Local Plan
Prior to the commencement of any development (including demolition and site clearance and preparation) but excluding all road junction works at the main site access with the A4074, a method statement for biodiversity enhancements shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the biodiversity enhancement measures shall be carried out and retained in accordance with the approved details.
Reason: To promote the preservation and Enhancement of biodiversity in accordance with policy CSB1 of the South Oxfordshire Core Strategy and government policy as stated in paragraphs 109 and 117 of the NPPF.
Prior to the commencement of any development (including demolition and site clearance and preparation) the northern gate pier to The Lodge at the entrance to Mongewell Park shall be dismantled and re-built to allow for a gap between piers of 6 metres in accordance with the details approved under planning permission P13/S2469/FUL and listed building consent P13/S2470/LB.
Reason: The existing gap between the gate piers is too narrow to allow passage for two way traffic; these works are essential to accommodate the traffic associated with the re-use/redevelopment of the site in the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Prior to the occupation of any building, The proposed vision splay on the A4074 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 . The vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 metres as measured from carriageway level.
Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Prior to the occupation of any building the proposed vehicular accesses, driveways and turning areas that serve those dwellings shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.
Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, a detailed plan showing provision of car parking spaces to be provided within the site in accordance with the District Council's adopted car parking standards shall be submitted to and approved in writing by the Local Planning Authority and the parking spaces shall be laid out, surfaced, drained and completed in strict accordance with the approved details prior to the first occupation of the development hereby permitted. Thereafter the car parking spaces shall be retained unobstructed except for the parking of vehicles associated with the development 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 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, details of cycle parking facilities shall be provided. The approved cycle parking facilities shall be provided prior to the occupation of the relevant buildings.
Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.
A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The approved CTMP shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development.
Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Prior to the occupation of any building hereby permitted a Green Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site.
The Travel Plan shall be in general conformity with the submitted Outline Travel Plan (January 2012) by WSP.
Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.
Prior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, fire hydrants shall be provided in accordance with details to be submitted and approved in writing by the Local Planning Authority Thereafter the fire hydrants shall be provided in accordance with the approved details prior to the first occupation of any part of the development and thereafter retained.
Reason: In the interests of fire safety in accordance with Policy CSI1 of the South Oxfordshire Core Strategy 2027.
Prior to the occupation of any building surface water drainage works shall have been carried out in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority.
Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.
Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of the construction of any phase or building within that phase (but excluding all road junction works at the main site access junction with the A4074, impact studies of the existing water supply infrastructure have been submitted to, and approved in writing by, the local planning authority, in consultation with Thames Water. The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point. Any identified works shall be completed prior to any unit being occupied.
Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with additional demand in accordance with Policy EP4 of the South Oxfordshire Local Plan 2015.
Prior to the commencement of any development (including demolition and site clearance and preparation) but excluding all road junction works at the main site access with the A4074, phases i) to iv) of an approved remediation scheme shall 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.
Prior to the commencement of works to each building, a photographic survey of the following buildings shall be submitted to and approved in writing by the Local Planning Authority:
1. Synagogue
2. Boat Store/Art gallery
3. Boat House
4. Mongewell House
Reason: To ensure a record of the building and to safeguard the special architectural or historic interest of the listed building in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy and Policy CON2 and CON3 of the South Oxfordshire Local Plan 2011.
Prior to any demolition a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority.
Reason: To secure the protection of and proper provision for any archaeological remains in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of any development (including demolition and site clearance and preparation) but excluding all road junction works at the main site access with the A4074 and following the approval of the Written Scheme of Investigation, a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority.
Reason: To enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse hereby approved as described in Schedule 2, Part 1, Classes A, B and D 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 Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order) the provision within the curtilage of any dwelling hereby approved 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 in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment (FRA) ref: 11210283-FRA-V8 (WSP, April 2013) and the following mitigation measures detailed within the FRA:
1. Provision of compensatory flood storage in accordance with Table 6 of the FRA.
2. Finished floor levels are set in accordance with Table 5 of the FRA.
3. The culvert(s) shall be designed to convey 3.3m3/s of flow during the 1 in 100year plus an allowance for climate change flood event.
The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.
Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.
At any time the swimming pool is emptied, controls must be put in place to ensure that the discharge rate into the public sewer does not exceed a flow of 5 metres per second
Reason: To ensure that the sewer infrastructure has sufficient capacity to cope with additional demand in accordance with Policy EP1 of the South Oxfordshire Local Plan 2015.
No work (excluding deliveries) shall take place at the premises except between the hours of 8am and 6pm on Mondays to Fridays and 8am to 1pm on Saturdays. No work shall be undertaken on Sundays and Public Holidays.
Reason: To safeguard the amenity of neighbouring residents in accordance with Policies G2 and EP2 of the South Oxfordshire Local Plan 2011.
The stained glass windows shall be protected during conversion works and thereafter retained in full following completion of the conversion
Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy and Policy CON2 and CON3 of the South Oxfordshire Local Plan 2011.