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.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 1 of 8, 2 of 8, 3 of 8, 4 of 8, 5 of 8, 6 of 8, 7 of 8 and 8 of 8, 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.

That the existing kitchen extension to 95A and its detached garage shall be demolished prior to commencement of any work on the new dwelling hereby permitted. Furthermore the existing window in the second floor of the west elevation of 95A serving bedroom 3 shall be fixed shut and obscure glazed and the first floor window serving the study shall be glazed in obscure glass to a minimum height of 1.7 metres off floor level prior to the first occupation of the new dwelling. Reason: To ensure a satisfactory development of the site and standards of amenity in accordance with Policies G2 and H4 of the South Oxfordshire Local Plan 2011.

That, prior to the commencement of the development, plans showing the existing and proposed ground levels and proposed floor levels of the new dwelling hereby permitted, relative to the ridge height of 95A St Marks Road and a fixed datum point on land outside the application site, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall not proceed other than in accordance with the approved details. Reason: To ensure that the new dwelling is successfully assimilated into the site and to ensure that the amenity of neighbours is protected in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

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 G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

That, prior to the commencement of the development, details of all the external materials and the windows and doors to be used in the new dwelling hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall not proceed other than in accordance with the approved details. Reason: To ensure that the details of the development are satisfactory in accordance with Policies G2, G6, D1 and H4 of the South Oxfordshire Local Plan 2011.

That, notwithstanding the provisions of Schedule 2 Part 1 Classes A, B, C, D and E of the Town and Country Planning (General Permitted Development) Order 1995, as amended 2008 (or any order revoking and re-enacting that Order with or without modification), no development shall take place in respect of the new dwelling unless planning permission has been granted by the Local Planning Authority on a formal application submitted for such development. Reason: To ensure the amenity of neighbours is protected in accordance with Policies G2, G6, D4 and H4 of the South Oxfordshire Local Plan 2011.

That, notwithstanding the provisions of Schedule 2 Part 1 Class A and Class C of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no windows, rooflights or other openings other than those expressly authorised by this permission shall be inserted in the east or west elevations or roofs of the dwelling hereby permitted or the west elevation of 95A St Marks Road unless planning permission has been granted by the Local Planning Authority on a formal application submitted for such development. Reason: To ensure that the neighbouring residential properties are not overlooked in accordance with Policies G2, G6, D4 and H4 of the South Oxfordshire Local Plan 2011.

That, prior to the commencement of the development hereby permitted details of the refuse, recycling and composting facilities shall be submitted to and approved in writing by the Local Planning Authority. Thereafter these facilities shall be provided in accordance with the approved details prior to the first occupation of the new dwelling. Reason: To ensure that the details of the development are satisfactory in accordance with Policies D9 and D10 of the South Oxfordshire Local Plan 2011.

Sustainable design features shall be incorporated into the construction and fittings of the dwelling hereby approved, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The sustainable design features shall make reference to achieving Level Three of the Code for Sustainable Homes and thereafter be retained. 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.

Before the commencement of any site works or operations relating to the development hereby permitted, an arboricultural method statement to ensure the satisfactory protection of the Copper Beech tree during the construction period shall be submitted to the Local Planning Authority for approval. 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, the tree 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 the tree to be retained, with a scheme which complies with 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, any temporary on-site parking, mixing of cement or concrete, and fuel storage; (iv) The means of demolition of the existing garage, 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 the retained tree; (vi) Provision for the supervision of ANY works within the root protection area of the tree 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 reporting of continued compliance or any departure therefrom to the Local Planning Authority. Reason: To ensure the satisfactory protection of the Copper Beech tree in accordance with Policies G2, C9 and H4 of the South Oxfordshire Local Plan 2011.

That, with the exception of any reduction in the front boundary hedge as required by condition 16 and those trees and shrubs shown to be removed on the plans hereby approved, the existing trees, shrubs and boundary hedges shall be retained for a period of the three years from the completion of the development unless otherwise first agreed in writing by the Local Planning Authority. Reason: To ensure that the new dwelling is assimilated into the site and to ensure that the amenity of neighbours is protected in accordance with Policies G2 and H4 of the South Oxfordshire Local Plan 2011.

That, prior to the commencement of the development hereby permitted, details of hard and soft landscaping which shall including supplementing the existing laurel hedge on the western boundary, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the approved scheme shall be implemented within 12 months of the new dwelling being occupied. Reason: To ensure that the dwelling is assimilated into the site and to ensure that the amenity of neighbours is protected in accordance with Policies G2 and H4 of the South Oxfordshire Local Plan 2011.

That, prior to the first occupation of the new dwelling hereby permitted, a car parking and manoeuvring area shall be constructed, laid out, surfaced with a bound material and drained for the new dwelling and 95A St Mark's Road in accordance with the plans hereby approved. Thereafter the approved parking and turning areas shall be retained as such. Reason: To ensure that adequate car parking is provided and in the interests of highway safety in accordance with Policies D2 and T1 of the South Oxfordshire Local Plan 2011.

That prior to the occupation of the new dwelling hereby permitted visibility splays shall be provided in accordance with those shown on the drawing No.4 and thereafter the vision splays shall remain unobstructed above 0.6 metres. Reason: These vision splays are required to ensure pedestrians using the footpath will be visible to vehicles associated with this development in accordance with Policies G2 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development, a detailed drawing showing the position of the proposed means of access shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not commence until surface water drainage works have been carried out in accordance with details submitted that have been 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.

The development hereby permitted shall not commence 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.

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 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 adopted South Oxfordshire Local Plan.