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): P14/S3858/DIS, P15/S0370/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, P2, P3, P4, P21, P26, P23, P19, P25, P11, P13, P24, P15, P14, P16, P5, P12, P10, P9, P8, P6, P7, P2, P3, P4, P5, P6, P7, P8, P9, P10, P11, P12, P13, P14, P15, P17, P19, P23, P24, P25, P26, P1A, P17A, P18A, P20A, P21A, P22A, P27A, P28A, P29A, P30A, P31/A, P32A, P33A, P39, P40, P41, P42B, P43A, P44, P45A, P46A and P47A, 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/S0370/DIS

Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site together with the slab and ridge levels of the proposed development, relative to a fixed datum point on adjoining land outside of the application site, 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 details. Reason: To ensure a satisfactory form of development in accordance with Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, G4, C4, CON5, D1 and A1of the South Oxfordshire Local Plan 2011. Related application(s): P15/S0370/DIS

Prior to the commencement of the relevant part of the development hereby approved, samples of all materials to be used in the external construction and finishes of the new buildings hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure a satisfactory form of development in accordance with Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, G4, C4, CON5, D1 and A1 of the South Oxfordshire Local Plan 2011. Related application(s): P15/S0370/DIS

That the construction of the dwelling hereby approved shall not commence until a detailed specification of the type, design and external finish of all windows and external doors has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure a satisfactory form of development in accordance with Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, G4, C4, CON5, D1 and A1 of the South Oxfordshire Local Plan 2011. Related application(s): P15/S0370/DIS

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 1995 (or any Order revoking or re-enacting that Order), no development as specified in Schedule 2, Part 1, Class A - Extensions; Class E - Outbuildings; Class F - Hardstandings shall be undertaken in association with the new dwelling without the prior written permission of the Local Planning Authority. Reason: The specific circumstances of this site warrant the Local Planning Authority having control over any further development as specified in the condition in the interests of amenity and in accordance with Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, G4, C4, CON5, D1 and A1 of the South Oxfordshire Local Plan 2011. Related application(s): P15/S0370/DIS

The new dwelling 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. Related application(s): P15/S0370/DIS

The development hereby permitted shall not be occupied until it can be demonstrated that it has achieved at least a BREEAM 'Excellent' standard. Reason: To ensure high standards of sustainable design and construction in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy 2027.

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 use of Bank Farm as a vineyard and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policies G2, A1 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan 656/P3 and shall be constructed, laid out, surfaced, drained and completed, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with Policies G2, D2, A1, T1 and 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 Policies G2, A1 and T1 of the South Oxfordshire Local Plan 2011.

The garage accommodation hereby approved shall be retained as such and shall not be adapted for living purposes without the prior written permission of the Local Planning Authority. Reason: In the interests of highway safety and to ensure the provision of adequate off-street car parking in accordance with Policies G2, D2, A1, T1 and T2 of the South Oxfordshire Local Plan 2011.

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, 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 the first planting season of the commencement of the relevant part 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 Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, G4, C4, C9, CON5, D1 and A1 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 Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, G4, C4, C9, CON5, D1 and A1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall be implemented in accordance with the recommendations outlined on pages 6, 7, 8 and 9 of the Bat Survey (Steve Laurence, 22 April 2013) submitted with the application in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. Reason: To protect the important species on the site, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policies G2, C8 and A1 of the South Oxfordshire Local Plan 2011.

The Winery building hereby approved shall only be used as a winery or for other agricultural purposes. The marketing barn, admin barn, equipment barn and garage barns hereby permitted shall not be occupied at any time other than for purposes ancillary to the agricultural use of Bank Farm. Reason: As the separate occupation of the accommodation would represent an undesirable sub-division of the property and result in inadequate standards of amenity and privacy in accordance with Policies G2, G4, C4, CON5, D1, D2, A1, T1 and T2 of the South Oxfordshire Local Plan 2011.

The occupation of the existing farmhouse and the new dwelling shall be limited to a person solely or mainly working in support of the agricultural operation at Bank Farm and any resident's dependant. Reason: The proposed dwelling is situated in the rural area where the Local Planning Authority would not normally grant permission for such a development and this permission is granted solely in order to fulfil an essential agricultural need, in accordance with Policy CSS1 of the South Oxfordshire Core Strategy 2027.

All plant, machinery and equipment to be used by reason of the granting of this permission shall be so installed, maintained and operated so as to ensure that the rating noise level from the equipment does not exceed the background noise level at the boundary of the premises. Measurement and rating of noise for the purposes of this condition shall be in accordance with BS4142 (1997) 'Method for rating industrial noise affecting mixed residential and industrial areas'. The measurement location shall be 1 metre from the facade of the nearest noise sensitive receptor. In the event of unacceptable noise or vibration being caused by the installed plant, machinery and equipment, the applicant or persons responsible shall investigate and works to resolve the problem to the satisfaction of the local planning authority. Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with Policies G2, EP2 and A1 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) 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. 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 ii), 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 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 Policies G2, A1 and EP8 of the South Oxfordshire Local Plan 2011.

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 and shall be turned on only during the hours of operation and remain off at all other times. 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 Policies G2, G4, C4, EP3 and A1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be used/occupied until surface water drainage works have been carried out in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution and flooding in accordance with Policies G2, EP1, EP4, EP6 and A1 of the South Oxfordshire Local Plan 2011.