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, Block SS-001, LOC-001a, 03, 02 and 01, 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.

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 Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

Prior 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.

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 the care home and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the use of the development hereby permitted a Green Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

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.

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 any associated external signage, 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 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.

Sustainable design features shall be incorporated into the construction and fittings of the care home hereby approved, details of which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The sustainable design features shall thereafter be retained. Reason: To ensure high standards of sustainable design and construction in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy 2027.

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 Agency's '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 Policy EP8 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 first 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 first 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 the development hereby approved details of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.

All plant, machinery and equipment to be used by reason of the granting of this permission shall be 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 facade of nearby residential accommodation. Measurement and rating of noise for the purposes of this condition shall be in accordance with BS 4142:2014 (1997)'Methods for rating and assessing industrial and commercial sound". Similarly, the commercial kitchen extract system shall be installed, maintained and operated in accordance with best practice guidance, as detailed in Defra's 'Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems' (January 2005) whilst any external luminaires/lighting fittings shall be installed, maintained and operated in accordance with the guidance to be found in the Institution of Lighting Professionals' 'Guidance Notes for the Reduction of Obtrusive Light GN01:2011 Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise or light disturbance and in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

Prior to occupation of the care home hereby permitted the proposed means of access onto Kiln Avenue 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.

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan 01 (received 16 December 2014) 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 T1 and T2 of the South Oxfordshire Local Plan 2011.

In connection with the implementation of this permission no construction works shall take place outside the hours of 08:00 to 18:00 Mondays to Fridays and 08:00 to 13:00 on Saturdays. Works shall not take place at all on Sundays or Bank Holidays. Reason: To protect the occupants of nearby residential properties from noise and dust disturbance during the development of the site in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.