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, 0.06, 1.66, 1.53, 1.50, 1.51, 1.52, 0.10, 0.05, 1.60, 1.61, 1.10E, 1.20G, 1.30E and 1.41C, 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.

Samples of the materials to be used in respect of the following shall be submitted and approved in writing by the Local Planning Authority ahead of commencement of the relevant stage of development: - Stone for walling; - Stone coping and kneeler; - Bricks; - Tiles; - Timber boarding, including finish. Reason: To safeguard the special architectural and historic interest of the listed building and the character of the conservation area and in accordance with Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy and Policies G2, D1, H13, CON2, CON5 and CON7 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works or operations relating to the extension 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 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. Thereafter the development shall be carried out in accordance with the approved details. Reason: To safeguard trees which are visually important in accordance with Policies CSQ3 of the South Oxfordshire Core Strategy and Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

That the Woodland Management Plan submitted with the application will be adopted on commencement of the extension hereby permitted. The measures described under year one of the schedule of works outlined in the Woodland Management Plan shall have been carried out within one calendar year of the commencement of development. The remaining works and management operations necessary to fulfil the prescribed objectives shall be carried out in accordance with the schedule unless otherwise agreed in writing by the Local Planning Authority. Reason: To mitigate the loss of trees resulting from the development and prevent further erosion of the woodland that may result from the development and its future use and to ensure compliance with Policies CSQ3 and CSEN3 of the South Oxfordshire Core Strategy and policies C9 and D1 of the South Oxfordshire Local Plan 2011.

The applicant, or their agents or successors in title, shall be responsible for organising and implementing an archaeological watching brief, to be maintained during the period of construction/during any groundworks taking place on the site. The watching brief shall be carried out by a professional archaeological organisation in accordance with a Written Scheme of Investigation that has first been 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 Policy CSEN3 of the South Oxfordshire Core Strategy and Policies CON12 and CON13 of the South Oxfordshire Local Plan 2011.

Following the approval of the Written Scheme of Investigation referred to in condition 6, 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 Policy CSEN3 of the South Oxfordshire Core Strategy Policies CON12 and CON13 of the South Oxfordshire Local Plan 2011.

That the playhouse on the site shall be demolished before the extension hereby permitted commences, and any demolished material which is not to be utilised in the new development shall be removed from the land, unless an alternative scheme for the phased demolition of the building and removal of materials shall first have been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure satisfactory comprehensive development in accordance with Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be occupied until surface water 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 and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be occupied 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.

Prior to the commencement of any site works or operations relating to the outbuilding hereby permitted, the tree protection measures detailed in the arboricultural method statement dated 12 December 2013 shall be provided on site. The development shall be carried out in accordance with the details in the method statement and the tree protection shall remain on site throughout the course of this element of the development. Reason: To safeguard trees which are visually important in accordance with Policies CSQ3 of the South Oxfordshire Core Strategy and Policies C9 and D1 of the South Oxfordshire Local Plan 2011.