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/S3665/DIS, P16/S0930/DIS, P16/S3275/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, COM-001, 14.532 PL 01 B, 14.532 PL 02 A, 14.532 PL 03 A, 14.531 PL01 B, 14.531 PL02 A, 14.531 PL03 A, 14.531 PL04 A, 14.531 PL05 A and BLO-001, 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/S3665/DIS, P16/S0930/DIS, P16/S3275/DIS

Prior to the commencement of the relevant part of the development hereby approved 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, H4, CON5 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P16/S3275/DIS

Prior to the commencement of the relevant part of development hereby approved samples of all materials to be used in the external construction and finishes of the development 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 and Policies G2, H4, CON5 and D1 of the South Oxfordshire Local Plan 2011.

The proposed windows at first floor level of the south west elevation of the dwelling hereby permitted shall be obscure glazed and fixed shut non-opening windows with the exception of a top hung openable fanlight. Reason: To ensure that the development is not unneighbourly in accordance with Policies G2 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 hereby approved and 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.

Prior to the first occupation of the relevant part of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plans and shall be constructed, laid out, surfaced with a permeable surface, 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.

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 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, H4, CON5 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained, and the trees shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in relation to design, demolition and construction" that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall include a detailed method statement of how the no dig car park will be constructed. The agreed measures shall be 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 and Policies G2, C9, H4, CON5 and D1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall be implemented in accordance with the Mitigation Strategy outlined in chapter C.2 of the Bat Survey Report (Ecoconsult, June 2015) 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 method statement/approved report. Reason: To protect the important species on the site, in accordance with Policy C8 of the South Oxfordshire Local Plan 2011.

No live or amplified music with the exception of low level background music shall be played or performed in the public house premises apart from on six separate days in any calendar year. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

The operational hours of the premises shall be limited to 10:00 until 23:30 daily apart from on six separate days in any calendar year. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

The odour controls proposed for the kitchen of the public house premises shall be assessed within the guidelines provided in "Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems, Department for Environment, Food and Rural Affairs, January 2005". This assessment shall be submitted to and approved in writing by the local planning authority prior to works commencing to install the system. Thereafter the system shall be installed in accordance with the approved details and thereafter maintained. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

With the exception of the staff accommodation hereby approved all external doors and windows at the public house premises are to be kept closed after 23:00 except for access and egress. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

The rated noise level from the kitchen extraction system shall be designed, operated and maintained to achieve a level no greater than 5dB below the lowest measured L90, 1 hour daytime level at the boundary of the nearest adjacent residential property. The extraction system shall only be operated between the hours of 08:00 and 23:00. Reason: To safeguard the amenities of residents of nearby properties in accordance with Policy EP2 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. Any such lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage and shall be turned on only during the hours of operation and remain off at all other times. 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 and Policy EP3 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.