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):
P14/S0987/DIS,
P14/S1067/DIS,
P14/S1462/DISThat the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, INCLA-N0225-PL04, D83-1-005, INCLA-N0225-PL05, INCLA-N0225-PL06, D83-1-001, D83-1-007, INCLA-N0225-PL01, D83-1-003, D83-1-004 and INCLA-N0225-PL08, 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):
P14/S0987/DIS,
P14/S1067/DISPrior to the commencement of the development hereby approved 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: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S0987/DIS,
P14/S1067/DISPrior 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 shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include full details of how the existing bunds can be improved to provide for a better planting medium/environment. 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. 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, shall be planted and properly maintained in a position or positions first approved in writing by the Local Planning Authority.
Reason: To help to assimilate the development into its surroundings in accordance with Policy CSEN1 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S0987/DIS,
P14/S1067/DISNo development shall commence on site until details of the dimensions, means of construction and site levels for the hard standing and compacted aggregate to underlay the site hereby approved have been submitted to and agreed in writing by the Local Planning Authority. The information shall include details of a drainage system for foul water and the collection of surface water from the site as well as details of the proposed silt trap and hydrocarbon filters, any new drainage infrastructure and the points at which the means of drainage will connect to the existing agricultural irrigation system. The drainage system and hard standing shall follow the principles outlined within submitted plans. Development shall be carried out in accordance with the agreed details and shall be retained and maintained thereafter.
Reason: To ensure that the site is suitably drained, to protect ground water and watercourses from pollution in accordance with saved Policies EP6 and EP7 of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S0987/DISNo development shall commence until a scheme specifying the measures to minimise the emission of dust from the development hereby approved (including measures to monitor emissions) has been submitted to and approved in writing by the Local Planning Authority. The approved measures shall then be complied with at all times that the plant is operational. The scheme shall include measures to prevent dust emanating from access and haul roads caused by traffic entering and leaving the site and shall be implemented in full and the suppression equipment thereafter maintained in accordance with the manufacturers instructions for the duration of the permission.
Reason: To prevent dust from becoming a source of nuisance to nearby properties and uses and to comply with the requirements of in accordance with saved Policy EP1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S0987/DISNo development shall commence on site until details of the location and maximum height and footprint of storage mounds for soil during the construction and earth moving stage of the development hereby approved including details of the specification for the temporary grass seeding of such mounds have been submitted to and agreed in writing by the Local Planning Authority. Development shall be carried out in strict accordance with the approved details.
Reason: To help to assimilate the development into its surroundings in accordance with Policy CSEN1 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S0987/DISNo external lighting shall be installed at the site except in accordance with details which have been submitted to and agreed in writing by the Local Planning Authority. Details shall include the location, height, baffling to reduce light spillage and levels of illumination. Development shall be carried out in accordance with the agreed details and retained thereafter.
Reason: To prevent lighting from becoming a source of nuisance to nearby properties and uses, to ensure the appearance of the development is acceptable in accordance with Policy CSEN1 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S0987/DISPrior to first operational use of the site as an anaerobic digestion facility hereby permitted the proposed means of access onto Icknield Road is to be formed and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken.
Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P14/S0987/DISPrior to the first occupation of the development hereby approved 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 T1 and T2 of the South Oxfordshire Local Plan 2011.
Wheel washing facilities shall be established within the site in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Such facilities shall be established prior to the commencement of demolition or construction and shall be kept in operation at all times during demolition and construction works.
Reason: To prevent the tracking out of materials onto the highway in the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The approved CTMP shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development.
Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
No surface water from the development shall be discharged onto the adjoining highway.
Reason: In the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
In the event of the plant becoming permanently disused or disused for a period exceeding one year, all equipment including the concrete plinth shall be removed and the site restored in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority within six months of the date of this permission. The scheme shall include details of:
1. The sequence of phasing of (backfilling and) restoration
2. The respreading over the floor of the area of subsoil and topsoil in order that the site has an acceptable visual appearance
3. The ripping of any compacted layers of final cover to ensure adequate drainage and aeration; such ripping should normally take place before placing of the topsoil;
4. The machinery to be used in soil respreading operations;
5. Drainage of the restored land including the formation of suitably graded contours to promote natural drainage and the installation of artificial drainage;
6. The reinstatement of the plant site and access roads by clearing plant, buildings, machinery and concrete or brickwork, deep cultivation in both directions to remove rocks and other obstructions, replacing of subsoil and then topsoil;
7. Grass seeding of restored areas with a suitable herbage mixture to be approved by the Local Planning Authority;
8. A timetable for implementation and provision of a detailed aftercare programme for a five year period after completion of restoration;
and upon approval such scheme shall be implemented as approved unless a variation has been agreed in writing by the Local Planning Authority.
Reason: To ensure that the site is restored in an orderly manner to a condition capable of beneficial after use and in the interests of the amenities of local residents in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
No development shall commence on site until detailed plans and calculations showing existing and proposed land levels and the amount of soil required to form the earth screening bund, site areas and re-profiled land have been submitted to and agreed in writing by the Local Planning Authority. Details shall include a timescale for earth moving activities and the amount of earth/ inert materials to be imported to the site. Development shall be carried out in accordance with the agreed details unless agreed otherwise in writing by the Local Planning Authority. No excess or unsuitable excavation materials shall be removed from the site.
Reason: To minimise the level of disruption caused by the proposed soil moving, to minimise the number of traffic movements on the highway network, to protect the character and appearance of the area in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, T1 and D1 of the South Oxfordshire Local Plan 2011.
The anaerobic digestion plant hereby approved shall only be fueled with agricultural crops or slurries and by no other source of fuel.
Reason: To prevent the development from becoming a source of nuisance or pollution in accordance with saved Policy EP1 of the South Oxfordshire Local Plan 2011.
Prior to each phase of development approved by this planning permission no development (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:
1) A preliminary risk assessment which has identified:
all previous uses potential contaminants associated with those uses a conceptual model of the site indicating sources, pathways and receptors potentially unacceptable risks arising from contamination at the site.
2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.
3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.
4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.
Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.
Reason: Previous activities at this site may have resulted in contamination. Potential source of contamination have been described on this site (infilled former quarry). From a controlled water perspective this site is located in a reasonably sensitive locations. This is site is located on a principal aquifer. Groundwater may at time occur at relatively shallow depth <5m. These are controlled water receptors which could be impacted by any contamination present on this site. Further investigation would be required to determine the extent of any contamination present and to what extent it pose a risk to controlled waters. Any risk identified would need to be adequately resolved to ensure that side does not impacted on controlled water receptors. This may include remedial works to resolve contamination issues in accordance with saved Policies EP6 and EP7 of the South Oxfordshire Local Plan 2011.
That, prior to the first use of each phase of development, a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.
Reason: To ensure that contamination at the site is remediate, such that the site does not pose a threat to controlled waters in accordance with saved Policies EP6 and EP7 of the South Oxfordshire Local Plan 2011.
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.
Reason: To ensure that any unexpected contamination encountered during the developments is suitable assessed and dealt with, such that it does not pose a unacceptable risk to ground or surface water in accordance with saved Policies EP6 and EP7 of the South Oxfordshire Local Plan 2011.
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