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, 1072.PL.007e, 1072.PL.110j, 1072.PL.112f, 1072.PL.114, 1072.PL.115, 1072.SU.001, 1072.SU.002, 1072.SU.110, 1072.SU.111, 1072.SU.112, 1072.SU.113, 1072.PL.113f, 1072.PL.002H, 1072.PL.111f, 1072.PL.008, 1072.PL.004d, 1072.PL.003d, 1072.PL.001n and 1072.PL.002i, 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.

The exterior of the development hereby permitted shall only be constructed in the materials specified on the plans hereby approved or in materials which shall previously have been 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.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order), no extensions, roof extensions or outbuildings, as defined by Part 1, Classes A, B and E of the Order, shall be undertaken without the prior written permission of the Local Planning Authority Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity and 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 dwelling(s) hereby approved shall achieve Level 4 of the Code for Sustainable Homes (or any such equivalent national measure of sustainability for house design which replaces that scheme). No dwelling shall be occupied until a final Code Certificate has been issued for it certifying that Code Level 4 (or any such equivalent national measure of sustainability for house design which replaces that scheme) 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.

The additional planting shown on drawing no. 1072.PL.004d shall be implemented 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.

The trees within the site shown to be retained shall be protected in accordance with the measures outlined within the submitted Arboricultural Method Statement and Tree Protection Plan dated 15 September 2014. Furthermore, unless otherwise agreed in writing by the local planning authority, the foundation design shall be implemented in accordance with the details set out in the agent's additional plan and email received 21/12/14. 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.

Prior to the commencement of the development hereby approved and at an appropriate time of year, a survey of bat activity including details for their protection and any necessary mitigation measures, shall be undertaken by a suitable specialist, and shall be submitted to and approved in writing by the Local Planning Authority and any subsequent mitigation shall be undertaken in accordance with the findings of the survey. Reason: To protect the habitats of bats which are a protected species under the Wildlife and Access to the Countryside Act 1981, and in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policies C6 and C8 of the South Oxfordshire Local Plan 2011.

The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment (FRA) reference: Ferry Cottage, Lashbrook Road, Lower Shiplake undertaken by Glanville Consultants Ltd dated 30 October 2014 and the following mitigation measures detailed within the FRA: i)Finished floor levels are set no lower than 34.62 m above Ordnance Datum (AOD) ii) Provision of compensatory flood storage using voids as detailed in proposed flood storage designs reference: Proposed Elevations- 1072.PL.115 The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. Reason: To prevent an increased risk of flooding in accordance with the National Planning Policy Framework.

No development shall take place until a scheme for the provision and management of an 8 metre wide buffer zone measured from the bank top (defined as the point at which the bank meets the level of the surrounding land) alongside the watercourse 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 scheme shall include: i) plans showing the extent and layout of the buffer zone ii) details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term iii) details of any proposed footpaths, fencing, lighting etc. To reduce light spill into the river corridor outside the buffer zone, all artificial lighting shall be directional and focused with cowlings (for more information see Institute of Lighting Professionals (formerly the Institute of Lighting Engineers)'Guidance Notes For The Reduction of Obtrusive Light'. Reason: In order to conserve and enhance the natural and local environment by minimising impacts on biodiversity, in accordance with Paragraphs 109 and 118 of the National Planning Policy Framework.