Planning Application Details

The development hereby permitted shall not be begun until full detailed drawings illustrating the following matters have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with such details: (i) the layout of the new development; (ii) the scale of the new development; (iii) the appearance of the new development; (iv) the access to the new development; and (v) the landscaping of the site of the new development. Reason: As the application is in outline only and is not accompanied by detailed plans and 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.

That the development to which this permission relates shall be begun not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matter to be approved. Reason: By virtue of Section 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, DW-100-000-G, DW-100-000-E, DW-100-001-B, DW-100-002-B, DW-100-003-B, DW-103-001B, DW-105-001-B, DW-0105-002, PR-20 and PR-21, 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.

The applicant, or their agents or successors in title, shall be responsible for organising and implementing an archaeological watching brief, to be maintained during the period of construction/during any groundworks taking place on the site. The watching brief shall be carried out by a professional archaeological organisation in accordance with a Written Scheme of Investigation that has first been approved in writing by the Local Planning Authority. Reason: To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with the National Planning Policy Framework (NPPF 2012).

Following the approval of the Written Scheme of Investigation referred to in condition 4, no development shall commence on the relevant sector of the site without the appointed archaeologist being present. Once the watching brief has been completed its findings shall be reported to the Local Planning Authority, as agreed in the Written Scheme of Investigation, including all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication. Reason: To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with the National Planning Policy Framework (NPPF 2012).

The development hereby permitted shall be implemented in accordance with the Safeguarding and Mitigation measures outlined in chapter 6.3 of the Bat and Reptile Survey Report (August 2012) 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 providing evidence to demonstrate that the mitigation has been completed according to the approved report. Reason: To protect the important species on the site, in accordance with Policy CSB1 of the adopted South Oxfordshire Core Strategy and 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 on the relevant sector of the site 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) or ii), 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 South Oxfordshire Local Plan 2011.

Development shall not commence on the relevant sector of the site until details of surface water drainage works have been submitted to and approved in writing by the Local Planning Authority. The surface water drainage works shall have been carried out in accordance with the approved details prior to the first occupation of the relevant sector of the site. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not commence on the relevant sector of the site until foul drainage works have been carried out in accordance with details that have been submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution in accordance with Policy EP1 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) produced by AKS Ward Construction consultants reference X122015, dated March 2012 and the following mitigation measures detailed within the FRA: - Limiting the surface water run-off discharged to the local watercourse so that it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site. - The surface water drainage scheme will Utilise Green roofs, permeable paving and soakaways unless demonstrated that they are unfeasible. 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 flooding by ensuring the satisfactory storage of/disposal of surface water from the site in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

No development shall take place on the relevant sector of the site until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 100 year critical storm, including a suitable allowance for climate change, will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: - Further ground investigation reports to determine the affects of the ground water table on the proposed drainage scheme. - details of how the scheme shall be maintained and managed after completion. Reason: To prevent the increased risk of flooding, both on and off site in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

The offices shall be designed to achieve a BREEAM (office) 'excellent' rating and this shall be demonstrated at reserved matters application stage. The development shall be implemented in accordance with such details unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure high standards in the conservation and efficient use of energy in accordance with Policy CSQ2 of the adopted South Oxfordshire Core Strategy.

The retirement dwellings shall be designed to incorporate sustainable methods of construction, making reference to Code Level 4 of the Code for Sustainable Homes, and this shall be demonstrated at reserved matters application stage. The development shall be implemented in accordance with such details unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure high standards in the conservation and efficient use of energy, water and materials, in accordance with Policy CSQ2 of the adopted South Oxfordshire Core Strategy.

All dwellings shall incorporate internal and external spaces for the storage of recyclable materials and this shall be demonstrated at reserved matters application stage. Reason: To ensure that adequate provision is made for the storage of recyclables in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.

All dwellings shall be provided with ducting that shall enable the connection of broadband or similar technologies. Reason: To ensure that an adequate level of infrastructure is provided in accordance with Policy CSI1 of the adopted South Oxfordshire Core Strategy.

Prior to the first use of the offices, care home or the first occupation of the extra care units or retirement dwellings a turning area and car parking spaces shall be provided for the relevant sector of the development 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 and this shall be demonstrated at reserved matters application stage. 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.

No residential unit shall be occupied until all proposed vehicular accesses, driveways and turning areas serving that residential unit have been constructed in accordance with details and this shall be demonstrated at reserved matters application stage. Reason: In the interests of highway safety and convenience in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

The landscaping scheme to the relevant sector of development(to be approved at the reserved matters stage) shall be implemented as approved within 12 months of the commencement of the relevant sector of development and thereafter be maintained in accordance with the approved scheme to the complete satisfaction of the Local Planning Authority. 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 Policy CSQ3 of the adopted South Oxfordshire Core Strategy and Policy D1 of the South Oxfordshire Local Plan 2011.

A satisfactory scheme for external lighting on the site shall be provided so as to reduce the likelihood of light pollution and this shall be demonstrated at reserved matters application stage. Reason: To reduce the likelihood of light pollution in the AONB in accordance with Policy CSEN1 of the adopted South Oxfordshire Core Strategy and Policy EP3 of the South Oxfordshire Local Plan 2011.