Planning Application Details

Details of the appearance, landscaping, layout, and scale (hereinafter called the reserved matters) shall be submitted to and approved in writing by the Local Planning Authority before any development begins and the development shall be carried out as approved. Reason: By virtue of Section 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/S3695/DIS, P16/S2539/DIS, P17/S2701/DIS, P17/S3003/DIS, P18/S0561/DIS, P22/S1961/DIS

Application for approval of the reserved matters shall be made to the Local Planning Authority no later than three years from the date of this permission. Reason: By virtue of Section 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/S3695/DIS, P16/S2539/DIS, P17/S2701/DIS, P18/S0561/DIS

The development hereby permitted shall begin not later than two years from the date of the approval of the last of the reserved matters to be approved. Reason: By virtue of Section 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/S3695/DIS, P16/S2539/DIS, P17/S2701/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, P013_Rev L - composite parameter plan, 10011/HL/01 rev E- access plan, illustrative Masterplan, Design Supplement, letter from fpcr dated 10.10.13, letter from Nexus Planning dated 18.10.13, 10011/DR/01 H Drainage Strategy, Rearing of Lambs technical note, Air Quality technical note, 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/S3695/DIS, P16/S2539/DIS, P17/S2701/DIS

That all following reserved matters applications shall follow the principles of the Design and Access / Design Brief submitted as part of this application, unless otherwise agreed by the Local Planning Authority. Reason: To secure the proper planning of the area in accordance with Policy CSQ4 of the South Oxfordshire Core Strategy and Policy HA3 of the Thame Neighbourhood Plan. Related application(s): P15/S3695/DIS, P16/S2539/DIS

A minimum of ten percent of the residential development shall be designed and constructed to the Lifetime Homes Standards or any successor standard current at the time of construction. The location of the development built to Lifetime Homes Standards shall be identified on reserved matters applications incorporating residential development. To ensure a proportion of housing can meet the needs of people with impaired mobility in accordance with Policy CSH4 of the adopted South Oxfordshire Core Strategy. Related application(s): P15/S3695/DIS, P16/S2539/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 iv) (set out below) 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. The phases referred to above are as follows: 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 South Oxfordshire Local Plan 2011. Related application(s): P16/S2539/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 iii) (set out below) 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. The phases referred to above are as follows: 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 i), 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 Reason: In accordance with policy EP8 of the South Oxfordshire Local Plan 2011. Related application(s): P16/S2539/DIS

Subsequent reserved matters applications shall includes noise controls to be designed and implemented so that the internal habitable rooms of the proposed homes meet BS:8233 'good' category and that the external garden amenity area is protected from excessive noise, the target for outdoor garden noise should be below the level which causes moderate annoyance, given as less than 50dB. During the evenings the noise levels should be 5-10dB less than daytime levels, and external noise levels shall be 45dB or less outside bedrooms. (As advised by the World Health Organisation). Reason: To protect the occupants of the development from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011. Related application(s): P16/S2539/DIS

Prior to the commencement of development details shall be submitted to the Local Planning Authority for approval in writing demonstrating that 'Secured By Design' principles have been incorporated into the details of the design. Reason: To reduce the opportunity for crime in accordance with Policy D6 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of any of the dwellings hereby permitted, surface water drainage works shall be carried out in accordance with a detailed scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. Before the drainage scheme is submitted, an assessment shall be carried out of the potential for disposing of surface water by means of a sustainable drainage system in accordance with the principles set out in Annex F of PPS25 (or any subsequent version), and the results of the assessment shall be submitted to the Local Planning Authority. Where a sustainable drainage system is to be provided, the submitted scheme shall include the following: 1. information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site, and measures taken to prevent pollution of the receiving groundwater and/or surface watercourses; 2. a timetable for its implementation; 3. a management and maintenance plan for the lifetime of the development - i.e. arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of system throughout its lifetime. Reason: To ensure the effective and sustainable drainage of the site in the interests of public health and the avoidance of flooding increased with Policies DC9 and DC14 of the adopted Local Plan.

Development shall not begin until a surface water drainage scheme for the site, based on the agreed Flood Risk Assessment ref 10011/FRA/041 (Brookbanks, July 2013) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include: - detention basins and permeable paving as outlined in the FRA - reduction in surface water run-off rates to 14.62 l/s for the 1 in 100 plus an allowance for climate change flood event. Reason: To prevent the increased risk of flooding in accordance with the NPPF.

No development shall take place until a scheme for the provision and management of an 8m wide buffer zone alongside the Cuttle Brook (Main River) shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the Local Planning Authority. The buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping; and could form a vital part of the green infrastructure provision. The scheme shall include: - plans showing the extent and layout of the buffer zone - details of any proposed planting scheme (for example, native species) - details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan - details of any proposed footpaths, fencing and lighting. Reason: In accordance with paragraphs 118 and 109 of the NPPF.

Development shall not commence until a drainage strategy detailing any on and/ or off site drainage works, has been submitted to and approved by, the Local Planning Authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

That 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).

That prior to any demolition on the site and the commencement of the development and following the approval of the Written Scheme of Investigation referred to in the above condition a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority. Reason: To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with the National Planning Policy Framework (NPPF).

Prior to the first occupation of any of the dwellings hereby permitted the proposed means of access onto Thame Park 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.

The proposed vision splay shall be formed, laid out and constructed in accordance with detailed plans which shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings hereby permitted and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above one metre as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That the reserved matters application/s shall include details to be agreed by the Local Highway Authority of the emergency access point in conjunction with the changed priority junction onto Thame Park Road. Reason: To ensure that the scheme meets highway safety and convenience standards in accordance with Policy T1 of the South Oxfordshire Local Plan.

Prior to commencement of the development hereby permitted, a plan showing the proposed phasing of the estate roads and footpaths comprised within the development shall be submitted to and approved in writing by the Local Planning Authority. Before first occupation of any of the dwellings within a particular phase shown on the estate roads phasing plan approved pursuant to this condition 2, the whole of the estate roads and footpaths (except for the final surfacing thereof) within that particular phase shall be laid out, constructed (so as to meet the boundary of the adjoining phase(s)), lit and drained and, if required, temporary or permanent traffic calming shall be put in place in accordance with Oxfordshire County Council's Specifications. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development, in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Before each dwelling hereby permitted is first occupied, the proposed vehicular accesses, driveways and turning areas that serve that dwelling shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Cycle parking facilities shall be provided prior to the occupation of the development hereby approved, in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 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.

The dwellings hereby permitted shall achieve Level 4 of the Code for Sustainable Homes. No dwelling shall be occupied until a final Code Certificate has been issued for it certifying that Code Level 4 has been achieved. Reason: To ensure high standards of sustainable design and construction in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy 2027.

Prior to the commencement of the development hereby permitted, including any demolition and any works of site clearance, a Construction Environmental Management Plan (CEMP), which shall include details of the measures to be taken to ensure that construction works do not adversely affect biodiversity, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved CEMP. Reason: To ensure that during construction works biodiversity is not adversely affected in accordance with Policy C6 of the South Oxfordshire Local Plan.

Prior to the commencement of development hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. The LEMP should include details of biodiversity enhancements and future management of habitats throughout the development site. This should incorporate details of the provision made for 20 bird boxes and 20 bats boxes. A minimum of 50% of the bird and bat boxes should be integrated as permanent features within the new buildings. Thereafter, the LEMP shall be carried out in accordance with the approved details. Reason: To ensure that during construction works biodiversity is not adversely affected in accordance with Policy C6 of the South Oxfordshire Local Plan.

Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed programme. Reason: To help to assimilate the development into its surroundings 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.

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 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 CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and 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 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 of any existing site structures, 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 retained 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 with the agreed measures being kept in place during the entire course of development. Reason: To safeguard trees which are visually important 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.

That the reserved matters application shall include a Thame specific affordable housing and housing mix strategy. Reason: To accord with policy H10 of the Thame Neighbourhood Plan.