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): P12/S2639/DIS, P12/S2785/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, WTDL-103, WTDL-101C and WTDL-102B, 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): P12/S2639/DIS, P12/S2785/DIS

Prior to the commencement of development a schedule 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 G2, G6, C2, D1 and H5 of the South Oxfordshire Local Plan 2011. Related application(s): P12/S2639/DIS, P12/S2785/DIS

The first floor secondary master bedroom window, floor bathroom window and en-suite windows in the north-west and south-east facing side elevations of the new dwelling hereby permitted shall be glazed in obscure glass and fixed shut up to a height of 1.7 metres above the internal floor level of the room they would serve, prior to the first occupation of the accommodation and they shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policies G2, D4 and H5 of the South Oxfordshire Local Plan 2011. Related application(s): P12/S2639/DIS, P12/S2785/DIS

Notwithstanding the details shown on approved plan WTDL-102B, details of the proposed rooflights on the rear roof slope of the dwelling hereby permitted to show that they would be either above eye level or obscure glazed and fixed shut, shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of residential amenity in accordance with Policies G2, G6, EP2, D1, D4 and H5 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 1995 (or any Order revoking or re-enacting that Order), no development as specified in Schedule 2, Part 1, Class A - Extensions; Class B - Roof Extensions; Class C - Rooflights; Class E - Outbuildings; Class F - Hardstandings shall be undertaken for the new dwelling hereby approved without the prior written permission of the Local Planning Authority. Reason: The specific circumstances of this site warrant the Local Planning Authority having control over any further development as specified in the condition in the interests of amenity and in accordance with Policies G2, G6, C2, D1, D4 and H5 of the South Oxfordshire Local Plan 2011.

The dwelling hereby permitted shall be designed to incorporate sustainable methods of construction, making reference to Code Level 3 of the Code for Sustainable Homes, in accordance with details which shall first have been submitted to and approved in writing by the Local Planning Authority, prior to the commencement of the development.The dwelling shall be implemented in accordance with the approved details and retained thereafter. Reason: To ensure high standards in the conservation and efficient use of energy, water and materials, in accordance with Policies G2, D8 and H5 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development details of refuse and recycling storage for the proposed dwelling shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in strict accordance with the approved details and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policies G2, D10 and H5 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 first occupation of the new dwelling and the land and vegetation within the splay shall not be raised or allowed to grow above a maximum height of 0.9 metres above carriageway level. Reason: In the interest of highway safety and in accordance with Policies G2, H5 and 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 G2, D2, H5, 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 the first planting season 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 G2, G6, C2, C9, D1 and H5 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 and the approved details implemented prior to commencement of any site works including demolition and thereafter retained as agreed for the duration of development. 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 the current edition of BS 5837 ''Trees in relation to 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; (v) The specification of the routing and mean of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid the sighting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with NJUG Volume 4, 2007 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to 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. Reason: To safeguard trees which are visually important in accordance with Policies G2, G6, C2, C9, D1 and H5 of the South Oxfordshire Local Plan 2011.

nless 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 Policies G2, EP8 and H5 of the South Oxfordshire Local Plan 2011.