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/S1347/DISThat the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, P169-00, P169-02, P169-03, P169-04, P169-06, P169-07, P169-05C and P169-01B, 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/S1347/DISPrior to the commencement of development a schedule of all materials to be used in the external construction and finishes of the development hereby permitted including the front boundary wall shall be submitted to and approved in writing by the local planning authority.
Reason: To safeguard the character of the area in accordance with Policies G2, CON7, D1 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policies CSEN3 and CSQ3.
Related application(s):
P15/S1347/DISPrior to the commencement of development detailed plans showing the existing and proposed ground levels of the site relative to a fixed datum point on adjoining land, together with the slab levels and ridge heights of the approved dwellings, shall be submitted to, and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details.
Reason: To ensure that the development properly relates to the levels of adjoining development in the interests of amenity and in accordance with Policies G2, CON7, D1, D4 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policies CSEN3 and CSQ3.
Related application(s):
P15/S1347/DISThe first floor windows in the south-facing side elevation of Unit 1 and the north-facing side elevation of Unit 2 shall be glazed in obscure glass, and shall be fixed shut with the exception of a top hung openable fanlight, prior to the first occupation of the accommodation and it shall be retained as such thereafter.
Reason: To ensure that the development is not unneighbourly in accordance with Policies G2, D4 and H4 of the South Oxfordshire Local Plan 2011.
Related application(s):
P15/S1347/DISThe proposed rooflights on the north and south-facing roof slopes of the dwellings hereby approved shall either have a cill height exceeding 1.7 metres above internal floor level or be obscure glazed and fixed shut.
Reason: In the interests of residential amenity in accordance with Policies G2, EP2, D4 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policy CSQ3.
Related application(s):
P15/S1347/DISNotwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no part of the flat roof of the dwellings hereby approved shall be used as a balcony or terrace nor shall any access be formed thereto.
Reason: To safeguard the amenities of the occupiers of adjoining properties in accordance with Policies G2, D4 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policy CSQ3.
Related application(s):
P15/S1347/DISNotwithstanding 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 B - Roof Extensions; Class C - Rooflights; Class E - Outbuildings; Class F - Hardstandings shall be undertaken for the approved dwellings 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 G2, CON7, D1, D4 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policies CSEN3 and CSQ3.
Related application(s):
P15/S1347/DISThe dwellings 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/S1347/DISPrior to the first occupation of the development hereby approved, the approved refuse and recycling storage arrangements for the proposed dwellings shown on plan 169/01/B shall be implemented in strict accordance with the approved details and retained thereafter.
Reason: To ensure adequate provision for the management of waste in accordance with Policies G2, D10 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policies CSQ2 and CSQ3.
Related application(s):
P15/S1347/DISThe 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 the dwellings hereby approved. The land and vegetation within the splay shall not be raised or allowed to grow above a maximum height of 0.9 metres above carriageway level.
Reason: In the interest of highway safety and in accordance with Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011 and Core Strategy Policy CSM1.
Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan 169/01/B 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, H4, T1 and T2 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 Policies G2, H4 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, H4, T1 and T2 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 treatment shall be submitted to and approved in writing by the Local Planning Authority. The hard landscaping scheme shall be implemented as approved prior to first occupation of the approved dwellings and thereafter retained as such. The planting scheme shall be implemented as approved within the first planting season 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 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, 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 Policies G2, C9, CON7, D1, D4 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policies CSEN3 and CSQ3.
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 approved details shall be implemented as approved and retained for the duration of development. 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.
Reason: To safeguard trees which are visually important in accordance with Policies G2, C9, CON7, D1, D4, H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policies CSEN3 and CSQ3.
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), 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 Agencys Model Procedures for the Management of Land Contamination, CLR 11.
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 Policies G2, EP8 and H4 of the South Oxfordshire Local Plan 2011.
The development hereby permitted shall not commence until details of surface water drainage works have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to first occupation of the approved dwellings.
Reason: To prevent pollution and flooding in accordance with Policies G2, EP1, EP4, EP6 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policy CSI1.
No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement.
Reason: The proposed works will be in close proximity to underground water and sewerage utility infrastructure. Piling has the potential to impact on local underground water and sewerage utility infrastructure in accordance with Policies G2, EP1, EP7 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policy CSI1.
The development hereby permitted shall not commence until details of foul drainage works have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to first occupation of the approved dwellings.
Reason: To prevent pollution in accordance with Policies G2, EP1, EP7 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policy CSI1.
The development hereby permitted shall not be commenced (including any ground works or site clearance) until the approved scheme for the clearance of Japanese Knotweed under application P12/S2429/DIS has been implemented in full.
Reason: In the interests of amenity, and in order to comply with legislation (The Wildlife and Countryside Act 1981) and Policies G2, C6 and H4 of the South Oxfordshire Local Plan 2011 and Core Strategy Policy CSB1.
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