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): P13/S1840/DIS, P13/S2274/DIS, P13/S2877/DIS, P14/S2710/DIS, P14/S3508/DIS, P15/S1394/DIS, P15/S2479/DIS, P15/S2903/DIS, P15/S3227/DIS, P15/S4107/DIS, P15/S4290/DIS, P16/S2319/DIS, P16/S3238/DIS, P17/S0558/DIS, P17/S1071/DIS, P17/S1979/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 837-1213-D04-I, 837-1100-D03-P, 837-1222-D04-I, 837-1400-D01-I, 837-1220-D05-I, 837-1101-D02-I, 837-1210-D03-I, 837-1230-D04-I, 837-1231-D04-I, AED_AL20_011, 837-1223-D04-I, 837-1351-D03-I, AED_AL20_012, AED_AL20_013, AED_AL20_014, AED_AA20_010, APL002A, APL004, 837-1102-D02-I, 837-1214-D03-I, 837-1215-D02-I, AED_AS20-005, AED_AA20_011, AED_AA20_012, AED_AA20_013, AED_AA20_014, AED_AA20_001, 837-1303-D01-I, AED_AS20-010, TR8111094/SK01C, APL001A, 837-1300-D01-I, 837-1301-D01-I, C5841-501P0, 837-1353-D02-I, 837_1304-D01-I, 837-1306-D02-I, 837-1307-D01-I, 837-1308-D01-I, 937-1309-D01-I, C5841-500P0, APL003A, C5841-502P0, TR8111094/SK02A, AED_LS20_001O, AED_LS20_012D, AED_LS20_011D, 837-1212-D04-I, 837-1205-D04-I, 837-1352-D03-I, 837-1221-D04-I, 837-1202-D04-I, 837-1203-D05-I, AED_LS20_013A, AED_LS20_014A, AED_LS20_002G, AED_AL20_010, ASK_007_A, AED_AL20_002A, 837-1204-D03-I, 837-1103-D02-I, 837-1350-D02-I, 837-1201-D03-I, AED_AA20_002, ASK008A, 837-1203-D05-I, 837-1211-D03-I, 837-1204-D03-I, 837-1214-D03-I, 837-1351-D02-I, 837-1352-D02-I, ASK_009A, AED_LS20_010C and AED_AE20_001, 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): P13/S1840/DIS, P13/S2274/DIS, P14/S2710/DIS, P14/S3508/DIS, P15/S1394/DIS, P17/S1071/DIS

That prior to the commencement of construction works in relation to each element of new build or conversion, samples of all materials to be used in the external construction and finishes for that building shall be submitted to and approved in writing by the Local Planning Authority. Reason: To safeguard the character of the area in accordance with Policy D1 of the South Oxfordshire Local Plan 2011. Related application(s): P13/S2274/DIS, P15/S1394/DIS

That prior to the commencement of construction works in relation to each element of new build or conversion, full details of the windows and external doors for that building shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure satisfactory development in accordance with Policy D1 of the South Oxfordshire Local Plan, 2011. Related application(s): P13/S2274/DIS, P15/S1394/DIS

Prior to the commencement of construction works in relation to each element of new build or conversion, a detailed specification of any external ducts, flue pipes, means of external ventilation or telecommunications equipment (including TV reception equipment), shall be submitted to and approved in writing by the local planning authority and all such works shall be implemented in strict accordance with the details approved. Reason: To ensure satisfactory development in accordance with Policy D1 of the South Oxfordshire Local Plan 2011. Related application(s): P13/S2274/DIS, P15/S1394/DIS

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, 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 scheme shall be implemented as approved within 12 months of the commencement of the approved development or such period as agreed in writing by the Local Planning Authority 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 five 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 D1 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 the current edition 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 any existing site structures, and of the re-instatement of the area currently occupied thereby; (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. (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. The agreed tree protection measures shall be retained in place durin the entire course of construction. Reason: To safeguard trees which are visually important in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

That each element of new build or conversion shall not be occupied until foul drainage works for that phase 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 in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

That each element of new build or conversion shall not be occupied until surface water drainage works for that element 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.

That no impact piling shall be used during the course of construction of any of the buildings unless a method statement has been submitted to and approved in writing by the Local Planning Authority. Reason: To safeguard the amenity of neighbouring residents in accordance with Policies EP2 and E8 of the South Oxfordshire Local Plan 2011.

Details of any plant or facilities with potential for creating noise proposed to be included in the development, needs to be submitted for written approval by the Local Planning Authority. This should be carried out under BS4142 noise assessment method. However the rated noise levels produced by equipment designed to be operated at night, must achieve 5db(A) below the Background LA90, including the residential or otherwise noise sensitive properties within the development. Furthermore no construction or demolition work 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 construction or demolition work shall be undertaken on Sundays and Public Holidays. Reason: To safeguard the amenity of neighbouring residents in accordance with Policies EP2 and E8 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development, a phasing scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be generally in accordance with the phasing scheme submitted with the planning application and shall include details of the proposed parking provision at each phase. Reason: To safeguard the amenity of neighbouring residents in accordance with Policies EP2 and E8 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development details of refuse and recycling storage for each proposed phase 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 Policy D10 of the South Oxfordshire Local Plan 2011.

Prior to occupation of any development details of external lighting shall be submitted to and approved in writing by the Local Planning Authority, based on guidance from ILE 1991. External lighting shall only be permitted in accordance with the approved details. Any such lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage. Reason: To safeguard the amenity of neighbouring residents and the rural character of the countryside in accordance with Policy EP3 of the South Oxfordshire Local Plan 2011.

Where there are food preparation premises in this development, an assessment of the impact of kitchen odours needs to be carried out and a scheme of mitigation designed and submitted for written approval by the Local Planning Authority. Guidance for kitchen extraction units can be found from DEFRA A3, Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust System, 2005. This document is available from the DEFRA website. No food preparation premises shall be used until the agreed mitigation measures are in place and these measures shall thereafter be maintained. Reason: To safeguard the amenity of neighbouring residents in accordance with Policies EP2 and E8 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) 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.

A Construction Traffic Management Plan shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction. Thereafter the agreed details shall be in place during the construction period. Reason: To minimize environmental and road safety impact of construction vehicles in accordance with Policies T1 and T10 of the South Oxfordshire Local Plan 2011.

A Parking Management Plan shall be submitted to and approved in writing by the Local Planning Authority prior to occupation of the site. The plan shall include details of the management of the parking during and post construction. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure only essential parking associated with the permitted uses takes place on site in accordance with Policy T8 of the South Oxfordshire Local Plan 2011.

That improvements to the Kings Road/ Mount View junction shall be implemented in accordance with details to be agreed in writing with the Oxfordshire County Council as highway authority, prior to occupation of the site. The timing of the improvements will be agreed as part of the phasing plan to be agreed in accordance with condition 12 above. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That prior to the formation of the access onto Mount View, proposals to restrict parking at the entrance and a safety audit and swept path analysis of the access shall be sumitted to and approved in writing by the Local Planning Authority. The timing of the provision of the new access shall be set out in the phasing plan to be agreed in accordance with condition 12 above. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That prior to the use of each phase of the development hereby permitted a Green Travel Plan shall be drawn up by the occupiers of each phase 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. Reason: To promote the use of non car modes of transport in accordance with national guidance in PPG13: Transport and Policy T3 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development, the parking and turning areas shall be provided in accordance with the approved plans and shall be constructed, laid out, surfaced (bound material), drained and completed, and shall be retained unobstructed except for the parking of vehicles at all times. The phasing scheme to be agreed in accordance with condition 12 above shall include the phasing arrangements for car parking. 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.

The development hereby permitted shall be implemented in accordance with the Method Statement for Bats dated 17/10/12 submitted within 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 providing evidence to demonstrate that the mitigation has been completed according to the approved method statement. Reason: To protect the important species on the site in accordance with Policy C8 of the South Oxfordshire Local Plan 2011.

The units which are designated as 'assisted living' premises shall be occupied by: - persons aged 55 and over; - persons living as part of a single household with such a person or persons; - persons who were living as part of a single household with such a person or persons who have since died. No unit shall be permanently occupied by any person or persons aged 16 and under. Reason: To safeguard amenity standards and the character of the area in accordance with Policy D1 of the South Oxfordshire Local Plan 2011.

The repair, refurbishment and conversion of the two historic buildings known as the "Workhouse" and the "Range" shall be commenced within 12 months of work being commenced on this site and be completed before the occupation of the first 'new build' dwelling to be constructed on this site. Reason: To secure the retention of listed buildings on the site in accordance with Policy HEN 1 of the South Oxfordshire Local Plan 2011.