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/S2745/DIS, P15/S3477/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the attached schedule of plans dated 30th April 2015 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/S2745/DIS, P15/S3477/DIS

Prior to the commencement of construction of any above ground elements, samples of all materials to be used in the external construction and finishes of the development, including boundary treatment materials, 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. Related application(s): P15/S2745/DIS, P15/S3477/DIS

No construction of the above ground elements shall take place until written approval has been given by the Local Planning Authority to a sample panel) of all external walling materials to be used in the development. The sample panel shall be erected on the site of the development and retained until development is completed, and the panel 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. Related application(s): P15/S2745/DIS, P15/S3477/DIS

Notwithstanding the details shown on the approved materials plan (Drawing No: SM539-SL-06-D) the grey brick/quoining detail shall also be applied to the external elevations on Plots 3, 4, 5, 6, 9, 15-17, 25, 26-28, 37-38, 42-48, 69, 71, 74-75, 77, 80, 108, 114, 123, 126, 129, 135, 138, 155, 159, 161, 168-176, 196, 197 and 198. 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. Related application(s): P15/S2745/DIS, P15/S3477/DIS

Apart from the treatments to parking courtyards and the school expansion land, all boundary walls, fences and any other means of enclosure shall be built in accordance with the approved plans, in particular Drawing No: SM539-SL-05 C "Boundary Treatment Plan". The details for the boundary treatments for all parking courtyards and the school expansion land shall be submitted to and approved in writing by the Local Planning Authority. All approved means of enclosure shall be erected around the dwellings which that enclosure serves prior to the first occupation of those dwellings. 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. Related application(s): P15/S3477/DIS

The development shall be carried out in accordance with the approved Tree Retention/Removal Advice report prepared by Forbes-Laird Arboricultural Consultancy (Reference: CC33-1037) to ensure the satisfactory protection of retained trees as shown on approved plan 33-1037.01 "Tree Survey, Retention & Removal Plan (Preliminary)." Written approval must be obtained prior to commencement of any site works within the root protection areas of any identified tree, including demolition, of 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 those identified works; 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 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 construction of the above ground elements hereby permitted 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. 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 occupation of the nearest dwelling. 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 any above ground construction 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 ensure the establishment of trees that will become visually important, contributing to the amenity value of the area, in accordance with Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to occupation of the first dwelling 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.

Cycle parking facilities shall be provided prior to the occupation of the dwelling to which it relates, in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

Before any of the dwellings hereby permitted are first occupied, the proposed vehicular accesses, driveways 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 any above ground elements. 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 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.

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.

Prior to any above ground construction works, a scheme outlining mitigation measures relating to the air quality in and around the application site shall be submitted and approved in writing by the Local Planning Authority. The proposed measures shall have regard to the council's developer guidance, which can be viewed here: http://www.southoxon.gov.uk/services-and-advice/environment/air-quality Reason: To ensure satisfactory standards of air quality for the residents of the development and surrounding residential properties in accordance with policies G2 and EP1 of the a South Oxfordshire Local Plan 2011

Prior to any demolition and 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 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.

Following the approval of the Written Scheme of Investigation referred to in condition 1, and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed 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.

Development shall be carried out in accordance with drawing reference SM539-EN-184 "Proposed Plot Finished Floor Levels & Ridge Levels" which shows 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 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.

The development hereby permitted shall be implemented in accordance with the Mitigation Recommendations contained in chapter 5, pages 29-31 of the Ecological Assessment, (James Johnston, 13 March 2015) 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 Core Strategy and Policy C8 of the adopted Local Plan

The development, including any works of site clearance, shall be carried out in accordance with the biodiversity enhancements based as set out in chapter 5, page 32 of the Ecological Assessment, (James Johnston, 13 March 2015) Reason: To promote the preservation and enhancement of biodiversity in accordance with Policy CSB1 of the South Oxfordshire Core Strategy and government policy as stated in paragraphs 109 and 117 of the NPPF.

In respect of the badger setts specified in the Ecological Assessment (James Johnston, 13 March 2015) none of the approved works including excavation, vegetation clearance or ground works shall not in any circumstances commence within thirty metres of either 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 a suitably qualified ecologist to the effect that they 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 and the requirements of the NPPF.

The development shall be carried out wholly in accordance with the approved Construction Environment Management Plan (CEMP) dated May 2015. The approved CEMP 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 proposed vision splay shall be formed, laid out and constructed in accordance with plan TR8130551/01 P3 "Proposed Access General Arrangement". 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 occupation of the first dwelling hereby permitted the proposed means of access onto Oxford 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 any of the dwellings hereby permitted are first occupied, the estate roads and footpaths (except for the final surfacing thereof) relevant to that part of the site to which they serve 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.

The development shall be carried out in accordance with plan SM539-SL-02-F "Site Plan" showing the provision of car parking spaces to be provided within the site in accordance with the District Council's adopted car parking standards shall be submitted to and approved in writing by the Local Planning Authority and the parking spaces shall be laid out, surfaced, drained and completed in strict accordance with the approved details prior to the first occupation of the dwelling to which it relates. Thereafter the car parking spaces 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 to ensure the provision of off-street car parking in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011

The development shall be carried out in accordance with the approved Travel Plan prepared by Glanville (Reference: TR8130551/JB/034). Thereafter, the travel plan shall be updated within three months of the first occupation of the development, including where relevant references to an on-site car club. Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

No surface water from the development shall be discharged onto the adjoining highway Reason: In the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Unless otherwise agreed by the Local Planning Authority, the development hereby approved shall be carried out in accordance with the findings and recommendations of the Hydrock Desk Study and Ground Investigation Report June 2014 Hydrock Ref: 14223/001 accompanying the application. 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.

Unless otherwise agreed in writing by the Local Planning Authority, the development hereby approved shall be carried out with the findings, recommendations and mitigation measures within the REC Noise Impact Assessment March 2015 (Reference: 90780R3) accompanying the application. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP2 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), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Classes A, B and E of the Order shall not be undertaken without the prior written permission of the Local Planning Authority in respect of Plots 182-188 as shown on the approved plans. 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.