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): P17/S4190/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 1473_103A, 1473_100p4, 1473_101p4, 1473_105Z, 1473_110p3, 1473_111p3, 1473_112-1p1, 1473_112-2p1, 1473_113p4, 1473_114p4, 1473_115p3, 1473_116p3, 1473_117-1p5, 1473_117-2p5 and 1473_118p3, 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 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, Policies G2, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy D1 of the Woodcote Neighbourhood Plan.

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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy D1 of the Woodcote Neighbourhood Plan.

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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy D1 of the Woodcote Neighbourhood Plan.

A scheme for the means of treatment of the hard surfaced areas shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any development. All such approved hard surfacing shall be provided prior to the first occupation of the development. Reason: In the interests of the visual appearance of the development in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy D1 of the Woodcote Neighbourhood Plan.

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 and the provision of boundary fencing and screen walling, 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C9, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policies E1 and HS3 of the Woodcote Neighbourhood Plan.

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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C9, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policies E1 and HS3 of the Woodcote Neighbourhood Plan.

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 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 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 development; 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, H13, C9 and D1 of the South Oxfordshire Local Plan 2011 and Policies E1 and HS3 of the Woodcote Neighbourhood Plan.

The existing trees and hedges on the land shall be protected whilst development operations are in progress, in accordance with a scheme to be first submitted to and approved in writing by the Local Planning Authority. 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, H4, C9 and D1 of the South Oxfordshire Local Plan 2011 and Policies E1 and HS3 of the Woodcote Neighbourhood Plan.

The following works to Chiltern Rise Cottage including demolition, or stripping shall not in any circumstances commence unless the Local Planning Authority has been provided with either: a) a licence issued by Natural England pursuant to the Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorising the specified activity to go ahead; or b) a statement and justification in writing from a suitably qualified ecologist to the effect that it does not consider that the specified activity will require a licence and a mitigation method statement demonstrating how impacts can be avoided. 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, Policies C6 and C8 of the South Oxfordshire Local Plan 2011 and Policy HS3 of the Woodcote Neighbourhood Plan.

Development including any site clearance or excavation shall not commence until a Detailed Method Statement for the Translocation of Grassland as identified in the Phase 2 Grassland Survey report (Derek Finnie Associates, November 2015) has been submitted to and approved in writing by the local planning authority. The method statement should follow best practice as set out in Habitat Translocation a best practice guide (CIRIA C600). Translocation shall be carried out in accordance with the approved statement and the condition shall not be discharged until the works are completed to the satisfaction of the local planning authority. Reason: To ensure there is no adverse effect on biodiversity interests in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027, Policies C6 and C8 of the South Oxfordshire Local Plan 2011 and Policy HS3 of the Woodcote Neighbourhood Plan.

A habitat management plan for the Grassland Receptor Site shall be submitted to and approved by the local planning authority prior to the commencement of the development. The plan shall include: (i) Description and evaluation of the features to be managed; (ii) Ecological trends and constraints on site that may influence management; (iii) Aims and objectives of management; (iv) Appropriate management options for achieving aims and objectives; (v) Prescriptions for management actions for a 20 year period; (vi) Preparation of a work schedule (including a 5 yr project register, an annual work plan and the means by which the plan will be rolled forward annually); (vii) Personnel responsible for implementation of the plan; (viii) Monitoring and remedial / contingencies measures triggered by monitoring. The plan shall be carried out as approved, unless otherwise approved in writing by the local planning authority. Reason: To ensure there is no adverse effect on biodiversity interests in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policies C6 and C8 of the South Oxfordshire Local Plan 2011 and Policy HS3 of the Woodcote Neighbourhood Plan.

Prior to the occupation of the development, the applicant shall submit to the Highway Authority a request for a Traffic Regulation Order (TRO) for the eastward extension of the 30mph speed limit on Reading Road by at least 100 metres. If following the statutory consultation process the TRO is deemed acceptable, then prior to occupation of development, the works shall be implemented. Reason: In the interests of highway safety, in accordance with Policies T1 and H4 of the South Oxfordshire Local Plan 2011.

Prior to construction of the first unit of the development hereby permitted the proposed means of access onto Reading 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. The means of access shall be maintained thereafter in accordance with the approved details. Reason: In the interest of highway safety in accordance with Policies T1 and H4 of the South Oxfordshire Local Plan 2011.

Prior to the construction of the first unit, the existing access to Chiltern Rise Cottage 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 Policies T1 and H4 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 development. The Manual for Streets visibility splays, as shown on submitted Drawing Number 151227/SKT04B, 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 Policies T1 and H4 of the South Oxfordshire Local Plan 2011.

The Manual for Streets visibility splays, as shown on submitted Drawing Number 151227/SKT04B, 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 Policies T1 and H4 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 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 Policies T1 and H4 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 1473_105 Rev Z 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.

A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. This will include adequate on-site parking for all vehicles involved in construction work throughout the construction. Thereafter 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 Policies T1 and H4 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of Class A of Part 1 Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or the equivalent provisions of any order revoking and re-enacting that Order), the garage accommodation forming part of the development shall be retained for parking motor vehicles at all times and shall not be adapted to be used for any other purpose. Reason: In the interests of highway safety and to ensure the provision of adequate off-street car parking in accordance with Policies T1, T2 and H4 of the South Oxfordshire Local Plan 2011 and Policy T8 of the Woodcote Neighbourhood Plan..

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 and no discharge into the public sewer shall take place until the drainage strategy for foul water has 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.

External lighting will only be permitted in accordance with a lighting scheme to be approved in writing by the Local Planning Authority Reason: To safeguard the amenity of neighbouring residents and the rural character of the countryside in accordance with Policy CSEN1 of the South Oxfordshire Core Strategy 2027, Policies EP3 and H4 of the South Oxfordshire Local Plan 2011 and Policy D2 of the Woodcote Neighbourhood 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.

No use shall be made of the adjoining land to the north of the site (WNP01, WNP Policy HS9) for storage, parking, site buildings or any other purpose relating to the development of this site. Reason: To protect the appearance of the area during construction works in accordance with Policies CSEN1 of the South Oxfordshire Core Strategy 2027 and Policy G2 of the South Oxfordshire Local Plan 2011

Prior to the commencement of development, proposals for the vehicular access to the boundary with the site known as WNP02 in the Woodcote Neighbourhood Plan shall be submitted to the Local Planning Authority. This should include a full assessment of the trees to be affected by the access. Subject to the approval of such plans, and approval of plans for site WNP02, the access shall be laid out in accordance with the plans within 1 year of such approval and maintained thereafter. Reason: To secure an comprehensive and appropriate form of development in accordance with Policy G2 of the South Oxfordshire Local Plan 2011 and Policy HS3 of the Woodcote Neighbourhood Plan.

The development shall not commence until proposals for a pedestrian and cycle access to allow access from the application site to the village facilities through the adjacent site known as WNP02 in the Woodcote Neighbourhood Plan, or an appropriate alternative access to village facilities, has been submitted to, and approved in writing by, the Local Planning Authority. The access shall be provided prior to first occupation of the development hereby approved in accordance with the approved plans and maintained thereafter. Reason: In the interests of highway safety and to secure a comprehensive, sustainable and appropriate form of development in accordance with Policies G2, T1 and T2 of the South Oxfordshire Local Plan 2011 and Policy HS3 of the Woodcote Neighbourhood Plan.

Notwithstanding details shown on the approved plans, the indicative footpath leading onto Tidmore Lane shall not be constructed. Reason: To secure an appropriate form of development in accordance with Policy G2 of the South Oxfordshire Local Plan 2011 and Policy HS3 of the Woodcote Neighbourhood Plan.

Prior to the occupation of any dwelling, provision shall be made for storing domestic refuse and recycling materials for that dwelling in accordance with a scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved refuse and recycling materials storage facilities scheme shall be permanently retained. Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the 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 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.

Following the approval of the Written Scheme of Investigation referred to in condition 32, 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 safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence 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.