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): P15/S2111/DIS, P15/S3114/DIS, P16/S1537/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 009, 007, 004, 008, 003_02, 003_01, 006, 005 and 002, 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): P15/S2111/DIS, P15/S3114/DIS

That samples of the materials to be used for the external walls and roof shall be submitted to and approved in writing by the Local Planning Authority before any development commences. Reason: To ensure that the details of the development are satisfactory in accordance with Policy G2 of the adopted South Oxfordshire Local Plan, 2011. Related application(s): P15/S2111/DIS, P15/S3114/DIS

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hardstandings, and the provision of boundary fencing 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 12 months of the commencement of the approved 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 3 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 adopted South Oxfordshire Local Plan, 2011. Related application(s): P15/S2111/DIS, P15/S3114/DIS

That no development shall take place between the rear of the building and the Bradfords Brook. This area shall be landscaped as a wildlife corridor in accordance with details to be agreed as part of the scheme to be agreed in accordance with condition 4 above and shall be implemented and maintained as approved by condition 4 above. Reason: In the interests of nature conservation in accordance with Policy C6 of the adopted South Oxfordshire Local Plan, 2011. Related application(s): P15/S2111/DIS, P15/S3114/DIS

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 ii) have been complied with, or further works have been deemed unnecessary as a result of conclusions based on risk assessments during phase i), 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 iii). 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) 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. ii) 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. iii) 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 adopted South Oxfordshire Local Plan, 2011. Related application(s): P15/S3114/DIS

During construction, no solid matter shall be stored within 10 metres of the banks of the Bradfords Brook and thereafter no storage of materials shall be permitted in this area. Reason: To prevent flooding of adjoining land in accordance with paragraph 93 of the National Planning Policy Framework.

That, details of any storage facilities for oils, fuels or chemicals shall be submitted to and approved in writing by the Local Planning Authority before development commences. In particular, details of the proposed oil tank at the front of the building are required to be submitted. The storage facilities shall be provided as approved prior to the first use of the building. Reason: To avoid pollution and to ensure protection of the visual amenity of the area in accordance with Policies EP7 and G2 of the adopted South Oxfordshire Local Plan, 2011.

That the parking provision shall be as shown on the deposited drawing, reference 1207 007 all constructed, surfaced and laid out, retained and maintained. Reason: In the interests of highway safety and convenience in accordance with Policy T2 of the adopted South Oxfordshire Local Plan, 2011.

That provision shall be made for the parking of cycles in accordance with details which shall have been submitted to and approve in writing by the Local Planning Authority prior to the commencement of the development. The approved cycle parking shall be provided prior to first use of the building. Reason: To ensure satisfactory development in accordance with Policy T2 of the adopted South Oxfordshire Local Plan, 2011.

That no mezzanine of other floors shall be inserted unless an application in that behalf shall first have been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of highway safety and convenience in accordance with Policy T2 of the adopted South Oxfordshire Local Plan, 2011.

That the use shall be restricted to B1(c), B2 and B8 use only. Reason: In the interests of highway safety and convenience in accordance with Policy T2 of the adopted South Oxfordshire Local Plan, 2011.

That no additional openings shall be made in the east elevation of the building unless planning permission has first been granted by the Local Planning Authority on a formal application in respect thereof. Reason: To ensure that the development is not unneighbourly in accordance with Policy G2 of the adopted South Oxfordshire Local Plan, 2011.

That, except as may otherwise be agreed in writing with the Local Planning Authority, the use of the buildings for B1(a), offices, or B1(b), research and development, shall be restricted to being ancillary to the principal use of the buildings. Reason: In the interests of highway safety and convenience in accordance with Policy T2 of the adopted South Oxfordshire Local Plan, 2011.

That development shall not begin until a scheme for the disposal of foul sewage has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implementeted prior to the first use of the building. Reason: In the interests of public health and to avoid pollution in accordance with Policy EP7 of the adopted South Oxfordshire Local Plan, 2011.

That surface water shall not be disposed of other than in accordance with a detailed surface water drainage scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implementeted prior to the first use of the building. Reason: In the interests of public health in accordance with Policy EP6 of the adopted South Oxfordshire Local Plan, 2011.

That no use shall be undertaken on the land or in the buildings which causes detriment to the amenities of the area by reason of noise, smoke, fumes, dust, ash or grit. Reason: To ensure the development is not unneighbourly in accordance with Policies EP1 and EP2 of the adopted South Oxfordshire Local Plan, 2011

That storage in the south east of the site shall be restricted to no more than 4 skips to a maximum height of 3 metres unless otherwise agreed in writing with the local planning authority. Reason: To ensure the development is not unneighbourly in accordance with Policy G2 of the adopted South Oxfordshire Local Plan, 2011

That the building hereby permitted shall be designed to incorporate sustainable measures of construction 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 details shall have regard to BREEAM and to the sustainability statement which accompanied the application. Reason: To ensure high standards in the conservation and efficient use of energy, in accordance with Policy D8 of the adopted South Oxfordshire Local Plan, 2011.

Prior to any demolition and the commencement of the development 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 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 20, no development shall commence on 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).

External lighting will only be permitted in accordance with a lighting scheme to be approved in writing by the Local Planning Authority. 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 CSEN1 of the South Oxfordshire Core Strategy 2027 and Policy EP3 of the South Oxfordshire Local Plan 2011.

No development shall take place until a detailed prediction of the noise produced has been submitted to and approved, in writing, by the Local Planning Authority. The report must be prepared in accordance with BS4142 (1997) 'Method for rating industrial noise affecting mixed residential and industrial areas'. The report should include: - A large scale plan of the proposed development - Noise sources and measurement/ prediction points marked on plan - Noise levels produced by the air conditioning units etc at the nearest noise sensitive location - The rating level of the noise - is it tonal or intermittent? - The times of operation of the equipment - The background noise level at the nearest noise sensitive location - Details of noise mitigation measures proposed - Description of noise calculation procedure - Comparison of noise levels with appropriate criteria Where necessary, following approval of the noise assessment the applicant must submit a detailed scheme to control the noise produced by the development which must be approved in writing by the Local Planning Authority. The approved scheme must then be implemented and maintained for the duration of the development. Reason: To ensure that the development is not unneighbourly in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

Noise from the development hereby permitted shall not exceed 5dB below background as a rated level at the nearest residential properties in Barley Close and Soverign Place. Measurements shall be undertaken in accordance with BS 7445-1 (2003) Description and Measurement of Environmental Noise. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

That the precautionary mitigation recomendations set out in section 5 of the James Johnston Ecology report dated 29 October 2012 shall all be implemented. Reason: In the interests of wildlife and ecology in accordance with policy C6 of the South Oxfordshire Local Plan, 2011