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): P15/S3306/DIS, P15/S3307/DIS, P15/S3308/DIS, P15/S3309/DIS, P15/S3677/DIS, P15/S3680/DIS, P16/S0498/DIS, P16/S0523/DIS, P16/S1909/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, P1077.H222.01, P1077.H324.01, P1077.H421.01, P1077.H421.02, P1077.H421A.01, P1077.H421A.02, P1077.H423.01, P1077.H423.02, P1077.H424.01, P1077.H424.02, P1077.H431-1.01, P1077.H431-1.02, P1077.H431-1.03, P1077.H431.01 A, P1077.H431.02 A, P1077.H431.03 A, P1077.S01.01 A, P1077.S02-1.01, P1077.S02.01 A, P1077_06-A, P1077_07, SS-001, P1077.GAR.01, P1077.BLKA.03 Rev A, P1077.BLKA.01 Rev A, P1077.BLKA.04 Rev A, P1077.BLKA.02 Rev A, P1077.BLKB.03 Rev B, P1077.BLKB.01 Rev B, P1077.BLKB.04 Rev B, P1077.BLKB.02 Rev B, P1077.STORE.01, P1077.SS.01-B, 8413-02 Rev A 050515 1 of 2, 8413-02 Rev A 050515 2 of 2, P1077_01 Revision M, P1077_02 Revision E, P1077_03 Revision E, P1077_04 Revision E, P1077_05 Revision E and P1077_08, 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/S3677/DIS, P15/S3680/DIS, P16/S0498/DIS, P16/S0523/DIS, P16/S1909/DIS

Prior to the commencement of above ground level 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. Related application(s): P16/S0523/DIS, P16/S1909/DIS

Prior to the commencement of any above ground level 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.

No above ground development shall take place until written approval has been given by the Local Planning Authority to sample panels of all external walling materials to be used in the development. The sample panels shall be erected on the site of the development and retained until development is completed, and the panels shall thereafter be removed from the site. 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.

Prior to the commencement of the any above ground 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.

That all trees to be planted within hard surface areas shall be planted in the first planting season after the first use of the buildings. The trees must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates technology that will enable trees to successfully grow in the hard surface environments. The pits must provide the significant quantities of growing medium required to allow the trees to become established and grow on to maturity, sustaining the trees in a healthy condition and allow for ease of maintenance. Details of the tree species and the tree pits shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development on the site. In the event of any of the trees so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree of a species first approved by the Local Planning Authority, be planted and properly maintained. 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.

A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any development works. 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 approved works, including demolition, removal of foundations, or vegetation clearance shall not in any circumstances commence within 30 metres of any badger sett unless the Local Planning Authority has been provided with either: a) a licence issued by Natural England pursuant to the Protection of Badgers Act 1992 authorising the specified activity to go ahead; or b)a statement in writing from Natural England to the effect that it does not consider that the specified activity will require a licence. Reason: To protect the important species on the site, in accordance with Policy C8 of the adopted Local Plan.

The developers shall ensure that there are appropriate provisions made for the control of noise and dust emanating from the site, so as not to cause undue disturbance to the occupants of nearby residential properties. These provisions shall be in accordance with a scheme that is submitted to and approved in writing by the Local Planning Authority prior to work commencing on site. Reason: To protect the occupants of nearby residential properties from noise and dust disturbance during the development of the site in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

The developers shall ensure that the development is designed and constructed so that the indoor ambient noise levels within any dwelling affected by traffic noise from Thame Road does not exceed the values detailed in Table 4 of British Standard 8233 of 2014 "Guidance on sound insulation and noise reduction for buildings" and that the garden areas of those dwellings do not exceed daytime noise levels in excess of 55dBA LAeq. Where necessary, this noise mitigation will be secured through measures included in a scheme to be first submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the development is not unneighbourly in accordance with Policies EP1 and EP2 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.

No dwelling hereby approved shall be occupied 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 in accordance with Policy EP1 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), 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.

Prior to 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 secure the protection of and proper provision for any archaeological remains in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

Prior to any demolition on the site and the commencement of the development and following the approval of the Written Scheme of Investigation, 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 enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

The existing trees on the land shall be protected whilst development operations are in progress, in accordance with the approved details shown on Drawing No: 8413-2 Rev A Sheets 1 and 2. The agreed scheme shall be implemented prior to the commencement of the development and 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.

Prior to occupation of the first unit of the development hereby permitted the proposed means of access onto Thame 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.

Before the proposed accesses are first used, the existing accesses onto Thame Road shall be permanently stopped up by the means of reinstatement of the highway verge and proposed planting to the approval of the Local Planning Authority and in accordance with the local highway authority's specifications. Thereafter the closed access shall not be used by any vehicular traffic whatsoever. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

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 Policy T1 of the South Oxfordshire Local Plan 2011.

Before any of the dwellings hereby permitted are first occupied, the whole of the estate roads and footpaths (except for the final surfacing thereof) shall be laid out, constructed, 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 the dwellings hereby permitted are first occupied, the proposed vehicular accesses, driveways, parking and turning areas that serve those dwellings 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.

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 T1 and T2 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall be implemented in accordance with the mitigation and enhancement measures detailed in Chapter 6 of the Ecological Assessment report produced by Aspect Ecology (December 2014) submitted with the application in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. This condition will be discharged on receipt of a letter from the project ecologist providing evidence to demonstrate that the mitigation has been completed according to the approved report. Reason: To protect the important species on the site, in accordance with Policy CSB1 of the Core Strategy and Policy C8 of the adopted Local Plan

In connection with the implementation of this permission no construction works shall take place outside the hours of 07:30 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.