Planning Application Details

The development hereby permitted shall not be begun until full details illustrating the following matters ('the reserved matters') have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with such details: The layout of the development including continuation of vistas from Littleworth Road and phase 1 through phase 2; The scale of the development; The design and appearance of the development; The means of access, estate roads and parking, not approved by this permission; and The landscaping of the development. Reason: As the application is in outline only and is not accompanied by detailed plans and 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.

Reserved matters shall be submitted to the Local Planning Authority within eighteen months of the date of this permission. Development must be begun within one year from the date of the approval of the Reserved Matters. 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.

Except where required by subsequent conditions attached to this permission, the development hereby permitted shall be carried out in accordance with the following approved plans: INSERT. Reason: To secure the proper planning of the area in accordance with Development Plan policies.

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. Following the approval of the Written Scheme of Investigation 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 G2, CON11, CON13, CON14 and E5 of the South Oxfordshire Local Plan 2011.

No development, shall take place until a site investigation of the nature and extent of contamination has been carried out in accordance with a methodology which has previously been submitted to and approved in writing by the local planning authority. The results of the site investigation shall be made available to the local planning authority before any new construction begins. If any contamination is found during the site investigation, a report specifying the measures to be taken to remediate the site to render it suitable for the development hereby permitted shall be submitted to and approved in writing by the local planning authority. The site shall be remediated in accordance with the approved measures before new construction begins. If, during the course of development, any contamination is found which has not been identified in the site investigation, additional measures for the remediation of this source of contamination shall be submitted to and approved in writing by the local planning authority. The remediation of the site shall incorporate the approved additional measures. 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 commencement of the development a detailed air quality modelling to fully assess the air quality impacts of the development and appropriate mitigation shall be submitted to and approved in writing by the Local Planning Authority. This should accord with the council's air quality developer guidance document and the national EPUK guidance. Thereafter, any mitigation measure identified shall be carried out in accordance with the approved details, unless otherwise approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the programme agreed with the local planning authority. Reason: To minimise the impact of development on air quality in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

Prior to the use of the new vehicular access, visibility splays shall be provided in both directions in accordance with a scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. No development shall take place until details of safety sightlines at road junctions within the scheme have been submitted to and approved in writing by the local planning authority. The approved safety sightlines shall be constructed and thereafter retained unobstructed by any object, structure, planting or other material exceeding a height of 0.9m measured from carriageway level. Reason: In the interest of highway safety. (Policy DC5 of the adopted Local Plan).

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

Prior to commencement of the development hereby permitted the proposed means of access onto Littleworth Road through Phase 1 (P15/S3923/FUL) shall be formed, 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.

Prior to occupation of any dwellings hereby approved, a Travel Plan and Travel Information Pack will be submitted to and and approved in writing by the Local Planning Authority. The Travel Plan shall be implemented and monitored in accordance with the requirements approved as part of the Travel Plan and Travel Information Pack. Reason: In the interests of highway safety and to encourage the use of sustainable modes as a means of transport in accordance with Policy CSM2 of South Oxfordshire Core Strategy and Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Prior to commencement of development a 'Safe Routes To School Study' shall be carried out by a qualified professional and submitted to and approved by the Local Planning Authority. This shall take into account i) The drop off and pick up of pupils at the local schools in the vicinity of the site by private car. ii) The safest form, in which, the proposed crossing of the B4009 shall be incorporated into the works to be carried out as part of off site highway works iii) A traffic calming scheme for Littleworth Road iv) Footways to both sides of Littleworth Road v) Traffic regulation Order of 20MPH Zone for Littleworth Road and environs The determined measures and works from the approved study shall be implemented in full before the first occupation of any dwelling or in accordance with a programme of implementation agreed in writing with the local planning authority. Reason: In the interests of pedestrian safety, especially, of vulnerable road / footway users and to encourage the use of sustainable modes as a means of transport in accordance with Policy CSM2 of South Oxfordshire Core Strategy and Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

No development shall commence until a scheme for off-site highway works, including the proposed means of access onto Littleworth Road and access arrangement through Phase 1 (P15/S3923/FUL) has been submitted to and agreed in writing by the local planning authority. The submitted scheme should include a timetable for implementation and shall include the works and measures shown on drawings 32385_5501_016/A, 32385_5501_017 and 32385_5501_018 or as otherwise agreed. In addition to highway works this includes the developer to fund the consultation and implementation of a Traffic Regulation Order of 20MPH Zone for Littleworth Road and environs at locations demarcated by signs and a HGV Ban Traffic Regulation Orders (TRO) at both ends of Littleworth Road, (3.5t bar access). The approved works shall be implemented in full before the first occupation of any dwelling or in accordance with a programme of implementation agreed in writing with the local planning authority. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the use or occupation of the new development, provision of off site footways and cycleways shall be made in accordance with details first submitted to and approved in writing by the Local Planning Authority. In the interests of highway safety and to encourage the use of sustainable modes as a means of transport in accordance with Policy CSM2 of South Oxfordshire Core Strategy and Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

No development shall take place until details of the measures to be incorporated into the development to achieve Secured by Design accreditation have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details. No dwelling shall be occupied until confirmation of Secured by Design accreditation has been achieved for that dwelling. Reason: To reduce the opportunity for crime in accordance with Policy D6 of the South Oxfordshire Local Plan 2011.

In connection with the implementation of this permission no construction works shall take place outside the hours of 7.30am to 6pm Mondays to Fridays and 8am to 1pm on Saturdays. Works shall not take place at all on Sundays or Bank Holidays. Reason: To protect the occupants of nearby residential properties from disturbance during the development of the site in accordance with Policies EP1 and EP2 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. 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. The CTMP must make provision for: i) the parking of vehicles of site operatives and visitors ii) loading and unloading of plant and materials iii) storage of plant and materials used in constructing the development iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate v) wheel washing facilities vi) measures to control the emission of dust and dirt during construction vii) a scheme for recycling/disposing of waste resulting from demolition and construction works viii)movement times, routing, road closure and traffic management measures for construction traffic ix) before commencement highway condition survey x) temporary access arrangements 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.

Prior to the commencement of development details of appropriate provision to control noise and dust during the construction phase shall be submitted to and approved in writing by the Local Planning Authority. The approved provisions shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development. Reason: To protect the occupants of nearby residential properties from noise and dust during the development of the site 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 development shall take place until a drainage strategy detailing on and or/off site drainage works, including an associated management and maintenance plan for the lifetime of the development, has been submitted to and approved by, the local planning authority in consultation with the sewage undertaker. The development shall be carried out in accordance with the approved details. No dwelling shall be occupied and no discharge of foul or surface water from the site shall be accepted into the public system until the recommended works of the agreed strategy have been completed. Reason: To ensure that the development does not lead to sewage flooding and in order to avoid adverse environmental impact upon the community in accordance with Policy CSI1 of the Core Strategy 2027 and EP6 of the South Oxfordshire Local Plan 2011.

No built development approved by this permission shall be located within Flood Zones 2 and 3. Reason: To ensure that the detailed layout of the development is consistent with the submitted Flood Risk Assessment and paragraphs 100-103 of the National Planning Policy Framework. policy.

No development shall take place until a scheme for the provision and management of an 8 metre wide buffer zone alongside the Lady Brook 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 buffer zone scheme shall be kept free from built development including lighting, domestic gardens and formal landscaping; and could form a vital part of green infrastructure provision. The schemes shall include: i) plans showing the extent and layout of the buffer zone ii) details of any proposed planting scheme (for example, native species) iii) details demonstrating how the buffer zone will be protected during development and managed/ maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan. Reason: To ensure that the proposed development does not have an unacceptable impact on biodiversity, including the peripheral woodland management and footpaths in accordance with paragraph 109 of the National Planning Policy Framework and policy CSB1 of the South Oxfordshire Core Strategy.

Prior to the commencement of the development hereby approved, including any demolition or works of site clearance, full details of a habitat creation / restoration scheme and a long term Management Plan for the Nature Park shall be submitted to and approved in writing by the Local Planning Authority. These details shall include: (i) Purpose, aims and objectives for the scheme; (ii) A review of the site's ecological potential and any constraints; (iii) Description of target habitats and range of species appropriate for the site; (iv) Selection of appropriate strategies for creating / restoring target habitats or introducing target species; (v) Selection of specific techniques and practices for establishing vegetation; (vi) Sources of habitat materials (e.g. plant stock) or species individuals; (vii) Method statement for site preparation and establishment of target features; (viii) Extent and location of proposed works; (ix) Aftercare plan for establishing the features (x) A long term Management Plan (20 years); (xi) The personnel responsible for the work; (xii) Timing of the works (works programme); (xiii) Monitoring; (xiv) Disposal of wastes arising from the works. Thereafter, the development shall be carried out in accordance with the approved details, unless otherwise approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the programme agreed with the local planning authority. 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.

Prior to the commencement of the development hereby approved, including any works of site clearance, a mitigation strategy for badgers, which shall include details of a recent survey (no older than six months), whether a development licence is required and the location and timing of the provision of any protective fencing around setts/commuting routes, 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: Badgers are known to be active on the site and setts can readily be re-excavated and brought back into use. As there is likely to be a delay in the commencement of construction updated surveys will be required to ensure badgers are adequately protected.

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

At least 10 per cent of market housing and in the case of affordable housing all ground-floor properties should be designed to meet M4 (2) category 2: Accessible and adaptable dwellings. Reason: To provide homes that meet specialist needs and are adaptable for an ageing population in accordance with policy CSH3 of the South Oxfordshire Core Strategy 2027.

No development shall take place until details of the layout and equipment to be included in the proposed LEAP, Skatepark/MUGA and fitness trail as shown on the Framework Plan P01 are submitted to and approved in writing by the Local Planning Authority. These shall then be completed as approved prior to the occupation of any part of the development or in accordance with a programme agreed in writing with the local planning authority. Reason: To meet the need for children's play space in accordance with Policy CSI1 of the South Oxfordshire Core Strategy 2027.

No development shall commence until a scheme for the provision of primary school playing fields to include a timetable for their implementation has been submitted to and agreed in writing by the local planning authority. The submitted scheme shall include: · A site provided which has a minimum of 0.63ha of usable playing field land excluding the toilet/storage block and any trees, or other such obstacles. · The site to be of a shape to enable easy, straight forward maintenance ( i.e. doesn't extend to small narrow corners ) · The site to accommodate a sports pitch as per Sport England recommendation for the oldest age group for the school that being a pitch size of 88m x 56m ( includes run off and team/office space) · The toilet/storage block relocated to an edge of site position ( it is suggested that a better location would be to the lower right hand corner but open for discussion and agreement with the school as their preference will likely be linked to ease of access for maintenance and a position which doesn't create issues for teachers monitoring pupils.) · Formal crossing further along the road from the school so minimises the number of roads that need to be crossed to one. · Depending on the area of land offered taking account of the above, OCC to have the option to purchase additional land to support the school expansion to 2FE ( total site area of 0.84ha ) if required in the future. The approved works shall be implemented in full before the first occupation of any dwelling or in accordance with a programme of implementation agreed in writing with the local planning authority. Reason: To ensure impacts on primary education can be appropriately mitigated in accordance with Policy CSI1 of the South Oxfordshire Core Strategy.

No development shall commence until details of the expansion of primary education facilities for Benson is submitted to and approved in writing by the relevant authorities. Reason: To ensure impacts on primary education can be appropriately mitigated in accordance with Policy CSI1 of the South Oxfordshire Core Strategy.

Prior to the commencement of the development an acoustic report detailing the predicted noise exposure of the proposed properties shall be submitted to and approved by the local planning authority. Where the report identifies the noise levels within the properties (with windows open) and in the external amenity areas are predicted to be unacceptable, taking account of WHO Guidelines for Community Noise, and BS 8233: 2014 'Guidance on sound insulation and noise reduction for buildings', a scheme will be required to be submitted and approved by the local planning authority that provides details of mitigation measures which can be undertaken to ensure that levels of noise fall within acceptable limits. Any mitigation measures identified and approved shall then be implemented prior to occupation or in accordance with a programme agreed in writing by the local planning authority. Reason: To protect the amenities of future residents in accordance with policy EP2 of the South Oxfordshire Local Plan 2011.